HomeMy WebLinkAboutSPECIAL EXCEPTION AND SITE PLAN (3) {
e„ TOWN OF SOUTH WINDSOR
' PLANNING AND ZONING COMMISSION
The Commission will officially receive applications
Feceived
at ion No . O ( at either Special or Regular meetings provided they
Date: —'d 5' S were submitt d to the commission Chairperson, Secr tar
r agent, at least fourteen ( � a r or to the
ction or Public Hearing by : e . is 1 received.
meeting at which i h
No application oaially rece ved :fit a special Meetin
Receipt No.
will be acted up at.�that mee ing.
i
.JUN is 1985
R.S.K. ContraCtors, Inc. "y W00A dSW
APPLICANT:
OU
ADDRESS :
1744 Ellington Road. South Windsor CT 06074 an�lt18F g Ca�6�8
OWNER OF RECORD ON LAND RECORDS :
Louis Boxer and Shirley Boxer
ADDRESS : 945 Ellington Road, South Windsor, CT 06074
COMPLETE LOCATION OF PROPERTY:
East Side of Ellington Road,
(See copy of description and map attached)
ZONE -15
NAME, ADDRESS & TELEPHONE NUMBER OF PERSON TO WHOM INQUIRIES SHOULD BE
DIRECTED: William E. Gracer Esa., 25 Oakland Road, South Windsor CT 36074
-TELEPHONE
THIS APPLICATION IS FOR: (CHECK ONE OF THE FOLLOWING)
1 . Zone Change to (public hearing required)
2. Filing for Subdivision
3 . Filing for Open Space Subdivision (public hearing required)
4 . Filing for Resubdivision (public hearing required)
p
X
5. Special Exception to Article 4.3.30.3'?public Ilearing required) _
X 6 . Site Plan of Development
7. Removal of Sand, Gravel , Clay or Quarry StonB & Ore (public
hearing required)
8 . Other (explain in detail)
THIS
APPLICATION MUST BE SIGNED BY THE APPLICANT AND OWNER OFTsHE PRO ER Y .
AND SUBMITTED WITH 6 SETS OF PLANS (7 sets
pCOMMISSION.ic ng i q
BEFORE IT I R�FCE VED BY THE PLANNING & ZONING .
R.S.K ► '
"� r
By.. Own
e - IAUIS Boxy
Applicant For By Will ianr E. Grace
William E. Grace, Attorney
OWNER - SH BOXER
-RV WnT.TAM P,F4AQE
PLANNING AND ZONING COMMISSION
TOWN OF SOUTH WINDSOR
Fee Schedule and Policv
1. An application processing fee of $25 per lot ($50 minimum) is required
for: Subdivisions,. resubdivisions, and open space subdivisions.
2. An application processing fee of $50 is required for: Change of Zone,
Zoning Amendment, Special Exception, and Earth Removal or Land Filling
Operations.
3. An application processing fee of $25 is required for Site Development
Plans, except: where new buildings/additions/renovations of 2,000 s. f.
or more are proposed, said fee shall be $50; said fee shall be $500
for Site Development Plans in the Designed Commercial Zone; $50 plus
$5 per dwelling unit for Adult Housing ($500 minimum) .
4. An application processing fee of $10 per acre ($300 minimum) is required
for a Change of Zone/General Plan of Development in the Designed
Commercial Zone.
5. An application processing fee of $100 is required for a Change of Zone/
General Plan of Development in the Multi-Family or DA-15 Residential zones; or
for a Special Exception/General Plan of Development for Adult Housing. ,
6. An application processing fee of $50 plus $5 per dwelling unit is
required for a Special Exception/Site Plan of Development in the Multi-
Family or DA-15 Residential zones ($500.00 minimum).
7. Application processing fees are non-refundable after the application
has been officially received by the Commission. Application processing
fees may be returned prior to the application's official reception
provided a letter of withdrawal, signed by the applicant, has been
submitted to the Commission prior to the meeting at which said applica-
tion is scheduled to be officially received.
8. Applications unaccompanied by the required application processing fee
are incomplete, and as such may be returned to the applicant and
removed from the Commission's agenda.
9. Complete applications and required fees shall be submitted at least
fourteen (14) calendar days prior to the Regular or Special Meeting
at which it will be received.
10. Fees for a previously denied application shall not apply to any
subsequent application. However, when a subdivision, resubdivision,
or open space subdivision application has been denied within the
preceding 12 months or approved for fewer lots than requested, and a
new application for the subject tract is submitted by the same appli-
cant, then the fee for the new application shall be a minimum of $50
plus $25 for each lot above and beyond the number of lots contained in
the earlier application.
11. A fee of $5 per sign is required for signs to be posted by the
applicant on the subject property.
12. Other Fees: Subdivision Regulations - $3.00; Zoning Regulations - $4.00;
Zoning Map $1.00; fees for other documents is as determined by the
Commission.
13. All checks shall be made payable to "Town of South Windsor."
Adopted: 4/10/84
Revised: 12/4/84
EXHIBIT B
BYLAWS
OF
LAKEWOOD OF SOUTH WINDSOR, INC.
ARTICLE I
Introduction
These are the Bylaws of Lakewood of South Windsor, Inc. ; The
association of Unit Owners of Lakewood - A Planned Community.
The definitions of all defined terms set forth in the Declaration
shall apply to the Bylaws .
The Association is a non-stock corporation organized under t e
laws of the State of Connecticut. The Association shall con ist
exclusively of all the Unit Owners acting as a group in accordance
with the Act pursuant to the Declaration and these Bylaws . he
Association shall have the responsiblility of administering the
Common Interest Community, establishing the means and methods of
collecting assessments and charges, arranging for the management
of the Common Interest Community and performing all of the other
acts that may be required or permitted to be performed by the
Association pursuant to the Act and the Declaration. The
foregoing responsibilities shall be performed by the -Executive
Board or Managing Agent as more particularly set forth in these Bylaws .
ARTICLE II
Executive Board
Section 2.1 - Number and Qualification; Termination of
Declarant Control.
(a) The affairs of the Common Interest Community and the
Association shall be governed by an Executive Board,
which until the termination of the period of Decl rant
control shall consist of 3 persons and following uch
date shall consist of five (5) persons , the majo ity of
whom, excepting the members of the Executive Boar
elected by the Declarant, shall be Unit Owners . f any
Unit is owned by a partnership or corporation, an
officer, partner or employee of that Unit Owner s all be
eligible to serve as a board member. The members of the
Executive Board shall be elected by the Unit Owners
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except for those appointed by thD tolbeael. At at e
meeting at which board members are
Unit Owners may, by resolution, adopt specific
procedures for conducting the eorcthensr not
oration Laws
inconsistent with these Bylaws
of the State of Connecticut.
(b) The terms of at least one-third (1/3) of the members of
the Executive Board shall expire annually, as
established in a resolution of the members setting
terms .
(c) Section 6.9 of the Declaration shall govern appointment
of members of the Executive Board during the period of
Declarant control.
(d) The Executive Board shall elect the officers . The ice
Executive Board members and officers
shall takeupon election.
(e) At any time after Unit Owners other than the
Decla ant
are entitled to elect a member of the Exe
the Association shall call and give not
ice s ahan en
ing
(10) nor more than sixty (60) day not
of the Unit Owners for this purpose. Such meeting may
Unit Owner � f the
be called and the notice given by any
Association fails to do so.
Section 2.2 - Powers and Duties. The Executive BoSrd ay act
in all instances on behalf of the AssocC�tloTheeExec autiveprB and
ed
in the Declaration, the Bylaws or the A
sh
all have the powers and duties necessary for the administ ation which
of the affairs of the Association and of the Planned
shall include, but not be limited to, the following:
(a) Adopt and amend Bylaws and Rules and Regulations
a subject
to the limitations set forth in the Declaration
herein;
(b) Adopt and amend budgets for revenues (scbjec ion) t to
ratification as provided
land the
collect assessments for
expenditures and reserves
Common Expenses from Unit Owners;
(c) Hire and discharge managing agents;
(d) Hire and discharge other agents , employees and
independent contractors;
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i
(e) Institute, defend or interven in litigation or
administrative proceedings in its own name on beha f of
itself or two or more Unit Owners on matters affec ing
the Common Interest Community;
(f) Make contracts and incur liabilities;
(g) Regulate the use, maintenance, repair, replacement and
modification of the Common Elements , including the
Limited Common Elements , and the exterior of Units .
(h) Cause additional improvements to be made as a par of
the Common Elements;
(i) Acquire, hold, in the name of the Association any right,
title or interest to real property or personal pr perty;
(j) Grant easements , leases , licenses and concessions
through or over the Common Elements , which may no be
done in violation of any rights of the Declarant;
(k) Impose and receive any payments , fees or charges or the
use, rental or operation of the Common Elements , nd for
services provided to Unit Owners;
(1) Impose charges or interest or both for late payme t of
assessments and, after Notice and gearing, levy
reasonable fines for violations of the Declaratio ,
Bylaws , Rules and Regulations of the Association;
(m) Impose reasonable charges for the preparation an
recordation of amendments to the Declaration, resale
certificates required by the Act or statements o unpaid
assessments;
(n) Provide for the indemnification of the officers and
Executive Board and maintain Directors ' and Offi ers '
liability insurance;
(o) Assign its right to future income, including the right
to receive Common Expense assessments, subject t the
limitations set forth in Article XV of the Decla ation;
(p) Exercise any other powers conferred by the Decla ation,
the Act or the Bylaws;
(q) Exercise all other powers that may be exercised in this
state by legal entities of the same type as the
Association;
(r) Exercise any other powers necessary and proper or the
governance and operation of the Association; an
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(s) By resolution, establish committeesr permanentband e
standing, to perform, subject to ra
tificatioy t
Executive Board, any of the above functions as
specifically delegated in the resolution establishing
the committee.
Section 2.3 - Standard of Care.
In the performance of their
duties , the officers and members or the Executive Board the are
are
required to exercise (1) if appointed by t
he Declarant,requi
red of fiduciaries of the Unit Owners and (2) if elected by
the Unit Owners , ordinary and reasonable care.
Section 2.4 - Additional Limitations. The powers ofrovisions of
th
Executive Board shall be exercised subject to th p
Article XV of the Declaration.
Section 2.5 - Manager.
The Executive Board may employ for
the Common Interest Community, a Manager at a cchnduties and
established by the Executive Board, to perform su
services as the Executive Board tubers oftthelExecutive Board. The
Section 2.6 - Removal of Me
Unit Owners , by a two-thirds (2/3 vote of all persons present
res at and
entitled to vote at any meeting of the
iceUnit
of �heers at proposed ac ion
Quorum is present and as to which not remove a y
has been given in accordance with terction han a•4 , may member appointe by
member of the Executive Board, oh
the
Declarant, with or without cause and elect a successor for the
remaining term of the removed member.
Section 2.7 - Vacancies . Vacancies in the Executive Board
caused by a reason other than the operation of Section
2.6 inay that be
filled at a special meeting of the
currenceExecutive
anyBoard
such vacanc even
though the members present purpose at any time re the
at such meeting may constitute 1 ss
than a quorum. If such vacancy relates to a member
then t an one
rhm designated by Declarant, the me ofothenremaining such
m
the Declarant elected, by a Y
If
members whom the such vacancy relates to
members , shall elect
Declarantmhaser.the right to appoint, it shall be
filled b the Declarant. Each person so elected or appointed
shall be a board member for the remainder of the term of the
member so replaced.
Se
ction 2.8 - Or anization Meetin The first meetingOwners
the
Executive Board following each annual meeting of the at suchUtime and
shall be held within ten (10) days tOwners at the meeting t which
hereafplace as shall be fixed by the Unit L-4
f
such Executive Board shall have been elected. Any newly elec ed
member of the Executive Board who is present at the said annu 1
meeting or who attends such Executive Board Meeting shall be
deemed to have received notice thereof.
Section 2.9 - Meetings . Meetings of the Executive Board may
be called by the President or by a majority of the members of the
Executive Board on at least three (3) business days ' notice t
each member. The notice shall be hand-delivered or mailed a
shall state the time, place and purpose of the meeting.
Section 2.10 - Location of Meetings. All meetings of t e
Executive Board shall be held within the Town of South Winds r,
unless all members thereof consent in writing to another loc tion.
Section 2.11 - Waiver of Notice. Any member may waive otice
of any meeting in writing. Attendance by an Executive Board
member at any meeting of the Executive Board shall constitut a
waiver of notice. If all the members are present at any mee ing,
no notice shall be required and any business may be transact d at
such meeting.
Section 2.12 - Quorum of Board Members. At all meeting of
the Executive Board, a majority of the members shall constit to a
quorum for the transaction of business , and the votes of a
majority of the members present at a meeting at which a quor m is
present shall constitute the decision of the meeting. If, a any
meeting, there shall be less than a quorum present, a majori y of
those present may adjourn the meeting from time to time. At any
adjourned meeting at which a quorum is present any business hick
might have been transacted at the meeting originally called may be
transacted without further notice.
Section 2.13 - Fidelity Bonds. To the extent reasonab y
available, the Executive Board shall obtain adequate fideli y
bonds for all officers , employees and agents of the Associa ion
handling or responsible for Association funds. The premium on
the bonds are a Common Expense.
Section 2.14 - Compensation. No member of the Executi e
Board shall receive any compensation from the Association f r
acting as such, although members acting as officers or empl yees
may be compensated for such duties.
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Section 2.15 - Consent to Corporate Action. If all the
members of the Executive Board or all members of a committee
established for such purposes, as the case may be, severally r
collectively consent in writing to any action taken or to be aken
by the Association, and the number of the members of the Exec tive
Board or committee constitutes a quorum for such action, suc
action shall be a valid action as though it had been authori ed at
a meeting of the Executive Board or the committee, as the ca a may
be. The Secretary shall file such consents with the minutes of
the meetings of the Executive Board.
Section 2.16 - Architectural Review Committee.
A. Designation; Powers. Pursuant to the powers confer ed in
Section 2.2 of these Bylaws and as required by Article XXIII of the
Declaration, the Executive Board shall, by resolution passed by a
majority of the whole Board, designate from among the Unit M mbers
an Architectural Review Committee to administer the provisio s of
said Article. The Executive Board may designate one or more Unit
Members as alternate members of any such committee who may r place
any absent or disqualified member or members at any meeting f
such committee. In the absence or disqualification of a me er of
the committee, the member or members thereof present at any
meeting and not disqualified from voting, whether or not he r
they constitute quorum, may unanimously appoint another memo r to
act at the meeting in the place of any such absent or disqu lified
member.
B. Reports : The Architectural Review Committee shall keep
minutes oY its meetings and report the same to the Executiv Board.
C. Membership and Termination. Members of the Archit ctural
Review Committee shall hold such office at the pleasure of he
Executive Board, which may change the membership of the Com ittee
at any regular meeting of the Executive Board, however, sai
Architectural Review Committee may not be terminated.
ARTICLE III
Unit Owners
Section 3 .1 - Annual Meeting. Annual meetings shall b held
at such time as the Executive Board may designate within a eriod
of thirteen (13) months from the date of the previous annua
meeting. At such meeting, the Executive members shall be elected
by ballot of the Unit Owners , in accordance with the provisions of
Article II . The Unit Owners may transact such other busin ss at
such meetings as may properly come before them.
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sider
Section
3,2 - Bud et Meetin Meetings to thnSectionhl6 4 of
proposed budget shall be called ibeaconsi w
deredat Annual or
the Declaration. The budget may
Spec
ial Meetings called for other purposes as well.
he Unit Owners
Section 3,3 - Place of Meetings. Meetings of the Unit Owners
shall be held at such suitable place cBnoardlortthe President.
as may be designated by the Executive
Special meetings of the
Section 3.4 - S ecial Meetings. SP of the
Association may be called by the President, a majority Of
(20$) of
Assoc or by Unit Owners having twenty p
Executive Bnathe Association.
the Votes
,5 - Notice of Meetin s. Not less than the nsecIo
eta�y
Section 3 meeting,
more than sixty (60) days in athengel f any
me cause notice be
or other officer specified in United States mail to the
hand-delivered or sent prepaid by address
mailing address of each Unit or to any
other mailing
b the Unit Owner. The notice of any
designated in writing Y and th
lace of the meeting pro osed
meeting shall state the time and place
nature of any
items on the agenda, including the g budget changes a d any
amendment to the Declaration or Bylaws , any
move an officer or member of the Exectated Bn the
proposal to re except as s
No action shall be adopted at a meeting
notice. f Unit
At any meeting
Section 3 .6 - Adjournment of Meeting• resent at su h
Owners , a majority of the Unit Owners who aadjourn the meeting to
meeting, either in person or by proxy, may
another time.
,7 - Order of Business. The order of .busines at
Section 3
all meetings of the Unit Owners shall be as follows .
(a) Proof of no finecessary of ttogestablish a Quorum for any
(b) Roll call i
purpose. receding meeting.
(c) Reading of minutes of p
(d) Reports.
(e)
Election of inspectors of election (when require •
(f)
Election of members of the Executive Board (when
required) • et (if required) .
(g) Ratification of Budg
(h) Unfinished business.
(i) New business.
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Section 3.8 - Voting.
(a) If only one of several owners of a Unit is present at a
meeting of the Association, that owner is entitled to
cast the vote allocated to that Unit. If more tha
one of the owners is present, the vote allocated t
that Unit may be cast only in accordance with the
agreement of a majority in interest of the owners.
There is majority agreement if any one of the owne s
casts the vote allocated to that Unit without prot st
being made promptly to the person presiding over t e
meeting by any of the other owners of the Unit.
(b) The Vote allocated to a Unit may be cast pursuant to a
proxy duly executed by a Unit Owner. If a Unit is owned
by more than one person, each owner of the Unit may vote
or register protest to the casting of the vote by the other
owners of the Unit through a duly executed proxy. A
Unit Owner may revoke a proxy given pursuant to t is
section only by actual notice of revocation to the
person presiding over a meeting of the Association. A
proxy is void if it is not dated or purports to b
revocable without notice. A proxy terminates one year
after its date unless it specifies a shorter term
(c) The vote of a corporation or business trust may be cast
by any officer of such corporation or business trust in
the absence of express notice of the designation f a
specific person by the Board of Directors of the wning
corporation or business trust. The vote of a par nership
may be cast by any general partner of the owning
partnership in the absence of express notice of tie
designation of a specific person by the owning
partnership. The moderator of the meeting may require
reasonable evidence that a person voting on behalf of a
corporation, partnership or business trust owner s
qualified so to vote.
(d) No vote allocated to a Unit owned by the Association
may be cast.
Section 3.9 - Quorum. Except as otherwise provided in these
Bylaws , the Unit Owners present in person or by proxy, at a y
meetings of Unit Owners , shall constitute a quorum at all etings
of the Unit Owners . Notwithstanding the presence of a quorum,
those actions requiring specific percentages of the votes cf all
Unit Owners by the Act or the Declaration may only be taken by
affirmative vote of such percentages.
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Section 3.10 - Majority Vote. The vote of a Majority of the
Unit Owners present in person or by proxy at a meeting at whi h a
quorum shall be present shall be binding upon all Unit Owners for
all purposes except where in the Declaration or these Bylaws r by
any state law, a higher percentage vote is required.
ARTICLE IV
Officers
Section 4.1 - Designation. The principal Officers of t e
Association shall be the President, the Vice President, the
Secretary and the Treasurer, all of whom shall be elected by the
Executive Board. The Executive Board may appoint an Assista t
Treasurer, an Assistant Secretary, and such other Officers a in
its judgment may be necessary. The President and Vice Presi ent,
but no other Officers, need be members of the Executive Boar .
Any two offices may be held by the same person, except the o fices
of President and Vice President, and the offices of Pres iden and
Secretary. The office of Vice President may be vacant.
Section 4 .2 - Election of Officers. The Officers of th
Association shall be elected annually by the Executive Board at
the organization meeting of each new Executive Board and sha 1
hold office at the pleasure of the Executive Board.
Section 4 .3 - Removal of Officers. Upon the of f i rmat i e vote
of a majority of the members of the Executive Board, any Of icer
may be removed, either with or without cause, and his succe sor
may be elected at any regular meeting of the Executive Boar , or
at any special meeting of the Executive Board called for th t purpose.
Section 4.4 - President. The President shall be the C ief
Executive Officer of the Association. He shall preside at 11
meetings of the Unit Owners and of the Executive Board. He shall
have all of the general powers and duties which are inciden to
the office of President of a nonstock corporation organized under
the Laws of the State of Connecticut. He may fulfill the r le of
Treasurer in the absence of the Treasurer. The President m y
cause to be prepared and may execute amendments to the Decl ration
and the Bylaws on behalf of the Association, following adop ion
thereof in accordance with the Act, the Declaration and the e
Bylaws.
Section 4 .5 - Vice President. The Vice President sha 1 take
the place of the president and perform his duties whenever the
President is absent or unable to act. If neither the Pres dent
nor the Vice President is able to act, the Executive Board shall
appoint some other member of the Executive Board to act in the
place of the President, on an interim basis. The Vice Pre ident
shall also perform such other duties as may be imposed upo him by
the Executive Board or by the President.
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Section 4 .6 - Secretary. The Secretary shall keep the
minutes of a meetings o the Unit Owners and the Executive
Board; he shall have charge of such books and papers as the
Executive Board may direct; and he shall, in general, perform all
the duties incident to the office of Secretary of a nonstock
corporation organized under the Laws of the State of Connecti ut.
The Secretary may cause to be prepared and may execute amend nts
to the Declaration and the Bylaws on behalf of the Associati n, in
the same manner as the President.
Section 4 .7 - Treasurer. The Treasurer shall have the
responsibility for Association funds and securities and shal be
responsible for keeping full and accurate financial records nd
books of account showing all receipts and disbursements , and for
the preparation of all required financial data. He shall be
responsible for the deposit of all monies and other valuable
effects in such depositories as may from time to time be
designated by the Executive Board, and he shall, in general,
perform all the duties incident to the office of Treasurer o a
nonstock corporation organized under the laws of the State o
Connecticut.
Section 4.8 -Compensation. The Executive Board shall
provide for compensation, if any, of Officers of the Associ tion.
Section 4 .9 - Resale Certificates and Statements of Un aid
Assessments . The Treasurer, Assistant Treasurer, or a Mana er
employed by the Association, or, in their absence, any Offi er
having access to the books and records of the Association, ay
prepare, certify and execute resale certificates (and state ents
of unpaid assessments) in accordance with the Act.
ARTICLE V
Operation of the Property
Section 5 .1 - Abatement and Enjoinment of Violations b Unit
Owners. The violation of any of the Rules adopted by the
Executive Board or the breach of any provision of the Instr ments ,
shall give the Executive Board the right, subject to Notice and
Hearing, except in case of an emergency, in addition to any other
rights set forth in these Bylaws :
(a) to enter the Unit in which, or as to which, such
violation or breach exists and to summarily abat and
remove, at the expense of the defaulting Unit Ow er, any
structure, thing or condition except for additio s or
alterations of a permanent nature that may exist therein
contrary to the intent and meaning of the provis ons
hereof, and the Executive Board shall not thereb be
deemed liable for any manner of trespass; or
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(b) to enjoin, abate or remedy by appropriate legal
proceedings, either at law or in equity, the continuance
of any such breach.
Section 5 .2 - Fine for Violation. By resolution, follo ing
Notice an Hearing, the Executive Board may levy a fine of uj to
$50 per day for each day that a violation of the Instruments or
Rules persists after such Notice and Hearing. The levy of such
fine shall not preclude seeking other appropriate legal reme ies.
Section 5.3 - Reimbursement for Certain Expenses. The
Association may charge a reasonable fee or preparing resale
certificates and statements of unpaid assessments. The amount of
this fee and the time of payment shall be established by
resolution of the Executive Board. The Association may refu a to
furnish resale certificates and statements or unpaid assessm nts
until the fee is paid. Any unpaid fees may be assessed purs ant
to Section 17 .2 (a) of the Declaration against the Unit for which
the certificate or statement is furnished.
ARTICLE VI
Indemnification
The members of the Executive Board and officers of the
Association shall have the liabilities , and be entitled to
indemnification, as provided in Sections 33-455 and 33-45a o
Chapter 600 of the Connecticut General Statutes (the provisions of
which are hereby incorporated by reference and made a part
hereof) .
ARTICLE VII
Records
Section 7.1 - Records and Audits . The Association shall
maintain accounting records , which shall include:
(a) A record of all receipts and expenditures;
(b) An account for each Unit which shall designate the name
and address of each Unit Owner, the name and address of
each mortgagee who has given notice to the Associ tion
that it holds a mortgage on the Unit, the amount of each
Common Expense assessment, the dates on which the
assessment comes due, the amounts paid on the account,
and the balance due;
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(c) A record of the actual cost, irrespective of discounts
and allowances, of the maintenance of the Common
Elements;
(d) An accurate account of the current balance in the
reserve for replacement and for emergency repairs; and
(e) Any other records required under the terms of the
Declaration or the Act.
Section 7 .2 - Examination. All records maintained by t e
Association or by the Manager shall be available for examination
and copying by any Unit Owner, by any mortgagee of a Unit, o by
any of their duly authorized agents or attorneys , at the exp nse
of the person examining the records , during normal business ours
and after reasonable notice.
Section 7 .3 - Form Resale Certificate. The Executive Board
shall adopt a form resale certificate to satisfy the requirement
of the Act.
ARTICLE VIII
Miscellaneous
Section 8.1 - Notices. All Notices to the Association or
the Executive Board shall be delivered to the office of the
Manager, or if there is no Manager, to the office of the
Association, or to such other address as the Executive Board may
hereafter designate from time to time, by notice in writing to all
Unit Owners and to all mortgagees of Units. Except as otherwise
provided, all notices to any Unit Owner shall be sent to his
address as it appears in the records of the Association. All
notices to mortgagees of Units shall be sent, except where
different manner of notice is specified elsewhere in the
Instruments , by registered or certified mail to their respective
addresses, as designated by them from time to time, in writing, to
the Executive Board, . All notices shall be deemed to have teen
given when mailed, except notices of changes of addresses w ich
shall be deemed to have been given when received.
Section 8.2 - Fiscal Year. The Executive Board shall
establish the fiscal year of the Association.
Section 8.3 - Waiver. No restriction, condition, obli ation
or provision contained in these Bylaws shall be deemed to h ve
been abrogated or waived by reason of any failure to enforce the
same, irrespective of the number of violations or breaches which
may occur.
BL-12
Section 8.4 - Office. The principal office of the
Association shall be on the Property or at such other place a3 the
Executive Board may from time to time designate.
Certified to be the Bylaws adopted by consent of the
incorporator (s) of Lakewood of South Windsor, Inc. , dated
1986.
Richard S. Kelley
Incorporator
Carol S. Kelley
Incorporator
Kathryn A. Kelley
Incorporator
BL-13
EXHIBIT B
BYLAWS
OF
LAKEWOOD OF SOUTH WINDSOR, INC.
EXHIBIT B
BYLAWS OF LAKEWOOD OF SOUTH WINDSOR, INC.
TABLE OF CONTENTS
Pa e
Article I - Introduction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B -1
Article II - Executive Board. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B -1
Article III - Unit Owners. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B -6
Article IV - Officers. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B -9
Article V - Operation of the Property. . . . . . . . . . . . . . . . . . . . . B -10
Article VI - Indemnification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B -11
Article VII - Records. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B -11
Article VIII - Miscellaneous. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B -12
EXHIBIT C
RULES AND REGULATIONS
OF
LAKEWOOD OF SOUTH WINDSOR, INC.
EXHIBIT C
RULES AND REGULATIONS
OF
LAKEWOOD OF SOUTH WINDSOR, INC.
TABLE OF CONTENTS Page
Article I - Use of Units Affecting the Common Elements . . . . . R-1
Article II - Use of Common Elements. . . . . . . . . . . . . . . . . . . . . . . . R-2
Article III - Actions of Unit Owners and Occupants . . . . . . . . . 2-3
Article IV - Insurance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . R-4
Article V - Rubbish Removal. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . R-5
Article VI - Motor Vehicles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . R-5
Article VII - Rights of Declarant. . . . . . . . . . . . . . . . . . . . . . . . . . R-7
Article VIII - General Administrative Rules. . . . . . . . . . . . . . o - R-7
Article IX - General Recreation Rules. . . . . . . . . . . . . . . . . R-7
EXHIBIT C
RULES AND REGULATIONS
OF
LAKEWOOD OF SOUTH WINDSOR, INC.
Initial capitalized terms are defined in Article I of the
Declaration.
The following Rules and Regulations apply to all owners and
occupants of Units .
ARTICLE I
Use of Units Affecting the Common Elements
Section 1.1 - Occupancy Restrictions. Units are limited to
occupancy by single families , and garages are limited to occupancy
for the storage of vehicles and usual household storage.
Section 1.2 - No Commercial Use. Except for those activities
allowed the Declarant, no industry, business , trade or commercial
activities , other than home professional pursuits without
employees , public visits or nonresidential storage, mail, o other
use of a Unit as are not prohibited by municipal or state law or
regulation, shall be conducted, maintained or permitted on any
part of the Common Interest Community, nor shall any signs , window
displays or advertising except for a name plate or sign not
exceeding nine (9) square inches in area, on the main door to each
Unit be maintained or permitted on any part of the Common Elements
or any Unit, nor shall any Unit be used or rented for transient,
hotel or motel purposes.
Section 1.3 - Trash. No accumulation of trash will be
permitted in or outside any Unit in such manner as to permit the
spread of fire or encouragement of vermin.
Section 1.4 - Displays Outside of Units . Unit Owners shall
not cause or permit anything other than curtains and conven ional
draperies , and holiday decorations to be hung, displayed or
exposed at or on the outside of windows without the prior c nsent
of the Executive Board or such committee established by the
Executive Board having jurisdiction over such matters , if any.
Section 1.5 - Painting Exteriors . Owners shall not paint,
stain, or otherwise change the color of any exterior portion of
any building without the prior consent of the Architectural Review
Committee.
RR-1
Section 1.6 - Cleanliness. Each Unit Owner shall keep his or
her Unit in a good state of preservation and cleanliness.
ARTICLE II
Use of Common Elements
Section 2.1 - Obstructions. There shall be no obstruction of
the Common Elements , nor shall anything be stored outside of the
Units without the prior consent of the Executive Board except as
hereinafter expressly provided.
Section 2.2 - Trash. All trash shall be stored inside of
trash receptacles at all times. Said receptacles are to be kept
inside the Unit and shall be placed outside the Unit no sooner
than the night before the scheduled garbage collection. Unit
Owners are responsible for the disposing of trash and for keeping
the Common Elements free of all debris.
Section 2.3 - Storage. Storage of materials in Common
Elements or other areas designated by the Executive Board,
including storage lockers , if any, shall be at the risk of the person
storing the materials.
Section 2.4 - Proper Use. Common Elements shall be used only
for the purposes for which they were designed. No person shall
commit waste on the Common Elements or interfere with their proper
use by others , or commit any nuisances , vandalism, boisterous or
improper behavior on the Common Elements which interferes with, or
limits the enjoyment of the Common Elements by others .
Section 2.5 - Alterations, Additions or Improvements t
Common Elements. No alterations, additions , improvements o
change in the appearance of any kind, may be made to the exterior
of a Unit or to the Limited Common Elements without the pri r
consent of the Architectural Review Committee established by the
Executive Board having jurisdiction over such matters.
No alteration, additions or improvements may be made t
the Common Elements , excluding the Limited Common Elements ,
without the consent of the Association.
RR-2
ARTICLE III
Actions of Owners and Occupants
Section 3.1 - Annoyance or Nuisance. No noxious , offensive,
dangerous or unsafe activity shall be carried on in any Unit, or
the Common Elements , nor shall anything be done therein either
willfully or negligently, which may be or become an annoyance or
nuisance to the other Unit Owners or occupants . No Unit Owner or
occupancy shall make or permit any disturbing noises by himself or
herself, his or her family, servants , employees , agents , visitors
and licensees , nor do or permit anything to be done by such
persons that will interfere with the rights , comforts or
convenience of other Unit Owners or occupants . No Unit Owner or
occupant shall play, or suffer to be played, any musical
instrument or operate or suffer to be operated a phonograph
stereo, television set or radio at such high volume or in such other
manner that it shall cause unreasonable disturbances to oth r Unit
Owners or occupants .
Section 3.2 - Compliance with Law. No immoral, improper,
offensive or unlawful use may be made of the Property and Unit
Owners shall comply with and conform to all applicable laws and
regulations of the United States and of the State of Connecticut,
and all ordinances , rules and regulations of the Town of SOLLth
Windsor. The violating Unit Owner shall hold the Association and
other Unit Owners harmless from all fines , penalties , costs and
prosecutions for the violation thereof or noncompliance the ewith.
Section 3.3 - Pets. No animals , birds or reptiles of Iny
kind shall be raised, bred, or kept on the Property or brought on
the Common Elements , except that no more than one dog of gentle
disposition, no more than two (2) cats , or other household bets ,
approved and licensed by the Executive Board or the manager as to
compatibility with the Common Interest Community may be kep .
Pets may not be kept, bred or maintained for any commercial
purpose. Any pet causing or creating a nuisance or unreaso able
disturbance or noise shall be permanently removed from the
Property within three (3) days after Notice and Hearing from the
Executive Board. In no event shall any dog be permitted in any
portion of the Common Elements unless carried or on a leash,
except in that portion which is a Limited Common Element al ocated
exclusively to the pet owner's Unit. No dogs shall be curbed in
any courtyard or close to any patio or terrace, excepting those
parts of the pet Owner 's Unit, except in the street or special
RR-3
areas that may be designated by the Executive Board. The
owner shall hold the Association harmless from any claim resulting
from any action of his or her pet. Seeing eye dogs and hear 'ng
ear dogs will be permitted for those persons holding certificlates
of necessity. All pet owners are responsible
for cleon aning
emen s and
their pets waste and of removing same from the
Limited Common Elements .
Section 3.4 - Indemnification for Actions of Others .ners U it
Owners shall hold the Association and other Unit
occupants harmless for the actions of their
ichildren,
tlicen ees.
guests , pets , servants , employees , agents ,
Section 3 .5 - Employees of Management. No Unit owner
an shall
on
send any employee of the manager out of the Property y
private business of the Unit Owner, nor shall any employee be used
for the individual benefit of the Unit Owner, unless in the
pursuit of the mutual benefit of all Unit Owners , or pursua t to
the provision of special services for a fee to be paid to t e
Association.
Section 3.6 - Dangerous Devices; No firearms , B.B. guns ,
pellet guns , bows & arrows , sling shots , fire crackers , or any
other devices or substances which may be harmful to people Or pets
shall be fired, thrown or otherwise propelled in any outside area
of the Planned Community.
ARTICLE IV
Insurance
Section 4 .1 - Increase in Rating. Nothing shall be do a or
kept which will increase the rate of insurance any oftthe the
buildings , or contents thereof, without the prior
conExecutive Board. No Unit Owner shall permit anything to be done,
or kept on the Property which will result in the cancellation ff
insurance coverage on any of the buildings , or content
s theret
or which would be in violation of any law.
Section 4 .2 - Rules of Insurance. Unit Owners and occupants
shall comply with the Rules and Regulations of the
u New
England
Fire Rating Association and with the rules and reg
contained in any fire and liability insurance policy on the
Property.
Section 4 .3 - Reports of Damage. Damage by fire or accident
affecting the Property, and persons injured by or responsible
he for
any damage, fire or accident must be promptly reported
t h he
manager or a member of the Executive Board by any person
Ning
knowledge thereof.
RR-4
ARTICLE V
S curity
Section 5 .1 - Lack of Security Program. No representations
are made by the Association as to the offering of security uards ,
alarm systems , etc. , to Unit Owners. Each Unit Owner holds the
Executive Board, Manager, the Association and other Unit Owners
harmless for any physical injury or property loss resulting from
the criminal activity of a third person.
ARTICLE VI
Motor Vehicles
Section 6.1 - Compliance with Law. All persons will comply
with Connecticut State Laws , Department of Motor Vehicle
regulations, and applicable local ordinances on the roads , drives
and Property.
Section 6.2 - Registration. All vehicles of employees
agents , Unit Owners , and occupants regularly using the premises
must be registered with the manager or Executive Board, and all
vehicles parking for more than four (4) hours must display either
a vehicle sticker or carry a guest pass, excepting vehicles parked
in a driveway on the Limited Common Elements serving a Unit
Construction and management vehicles not registered will be
identified by a special pass card.
Section 6.3 - Registration Application. The manager o
Executive Board will register vehicles on a special applica ion
form and shall issue parking stickers to such vehicles. Th form
will provide that registered vehicles parking in "no parkin "
areas , fire lanes , on the pavement or blocking access , or
otherwise improperly parked may be towed at the owner 's expense.
Section 6.4 - Guest Pass. Vehicles parked on the Property
for more than four (4) hours without a guest pass (or sticker)
will be deemed trespassers and will be removed, excepting vehicles
parked in a driveway on the Limited Common Elements serving a
Unit. Guest passes will be issued to Unit Owners requesting them.
They will be registered in the name of the Unit Owner who, upon
receipt of the passes , will assume responsibility for the ctions
and towing charges of vehicles displaying such passes , as Common
Expense assessment, which will be levied following Notice nd
Hearing.
Section 6 .5 - Limitations on Use. The use of Limited Common
Element driveway is limited to use by the occupant of the
Unit to which it is assigned as a Limited Common Element. Any
vehicle must be registered in order to park permanently on the
premises . A Unit Owner must garage one of his or her vehicles
overnight in his or her garage and not in an outside space this
being subject to variation by the Executive Board.
RR-5
Section 6.6 - Visitor Parking. Except where special
arrangements are made, vehicles displaying guest passes are
limited to three (3) days ' parking.
Section 6.7 - Speed Limit. All Unit Owners , their tens is
and guests will observe the proper speed limits at all times when
traveling on the roads of the Planned Community.
Section 6.8 - Snowmobiles , Off Road and Unlicensed or
Immobile Vehicles. Snowmobiles , off road vehicles including trail
bikes , jeeps and other four wheel drive vehicles not used in
maintenance are prohibited, except where licensed and equipp d for
passage on public highways, and actually used by licensed drivers
on the paved portions of the Property. Except for motor assisted
bicycles and wheel chairs as permitted by state law, all mot Dr
vehicles used or parked on the Property will be licensed and
properly equipped and in operating condition for safe travel on
the public highways of the state. Except for temporary repairs
not involving immobility in excess of ten (10) hours , motor
vehicles will not be disassembled, repaired, rebuilt, painted or
constructed outside of garages on the Property.
Section 6.9 - No Parking Areas. Vehicles may not be parked
in such manner as to block access to garages, fire hydrants ,
sidewalks running perpendicular to drives, pedestrian crossing
areas , designated fire lanes, or clear two lane passage by
vehicles on roads and drives. Vehicles in violation will be towed
after reasonable efforts to contact the person, Unit Owner or
occupant to whom the vehicle is registered. In addition, a
$15 per day fine may be levied against the person, Unit Own r or
occupant to whom the vehicle is registered, following Notic and
Hearing, for the period that the vehicle violates these rul s ,
unless at such hearing good and valid reasons are given for such
violation.
Section 6.10 - Limited Use of Trucks, Vans , Campers , M bile
Homes , Trailers and Commercial Vehicles. The following typ s of
vehicles are prohibited in the Unit driveways or parking ar as in
excess of eight (8) hours except for temporary loading or
unloading, following which the vehicle must be removed from the
Property: Such types of vehicles are commercial vehicles ca rying
a sign advertising a business; trucks, vans , campers, mobil homes
and vehicles having capacity of more than one ton; trailers of any
kind; and vehicles with more than four single-tired wheels.
Construction equipment used in the actual repair, construction or
maintenance of the Property will not be so restricted during such
use.
RR-6
ARTICLE VII
Rights of Declarant
The Declarant may make such use of the unsold Units and
Common Elements as may facilitate completion and sale of the
Common Interest Community including, but not limited to,
maintenance of a sales office, the showing of the Common Elements
and unsold Units, the display of signs, the use of vehicles, and
the storage of materials , and use of an existing barn for th se
purposes. Said barn to be removed within a reasonable time
following completion of the last Unit. Interference with wo kmen
or with buildings under construction is prohibited. Entranca into
construction or Declarant's restricted areas will be only wi h
representatives of the Declarant.
ARTICLE VIII
General Administrative Rules
Section 8.1 - Consent in Writing. Any consent or written
approval required by these rules must be secured from the
Executive Board in writing prior to undertaking the action to
which it refers.
Section 8.2 - Complaint. Any formal complaint regardi g the
management of the Property or regarding actions of other Unit
Owners shall be made in writing to the Executive Board or a
appropriate committee.
Section 8.3 - Amendments. Right is specifically reserved to
the Executive Board to rescind, change, interpret or amend the
foregoing Rules and Regulations and to adopt such other rul s and
regulations as from time to time the Executive Board may de m
necessary.
ARTICLE IX
General Recreation Rules
Section 9.1 - General. It is the intent of the Associ tion
that the Common Elements of Lakewood and the surrounding ar as of
Open Space provide a recreational and leisuretime respite t all
Unit Owners , their tenants, and invited guests. To achieve this
goal, the following rules have been enacted governing recreational
activity. The Association assumes no responsibility for th
physical safety of any Unit Owner, his tenants or guests , aid all
Unit Owners hold the Association and other Unit Owners harmless
for any injury sustained during recreational activity on an part
of the Planned Community.
Section 9 .2 - Boisterous Behavior Prohibited. Boister us,
rough or dangerous activities and behavior, which unreason ly
interferes with the enjoyment of the Common Elements by of ers is
prohibited.
Section 9 .3 - Children. Parents will direct and control the
activities of their children in order to require them to c nform
to the regulations. Parents will be responsible for violations ,
or damage caused by their children whether the parents are present
or not.
RR-7
Section 9 .4 - Use of the Limited Common Elements. No
baseball or softball playing or other sports activities sha 1 be
permitted on the Limited Common Elements described in Section 5 .1
(b) of the Declaration, except such activity that will not disturb
nearby Unit Owners . Such areas may be used by the Unit Owners
for barbecuing, lounging, general children's play involving
bicycles and toys, the parking of baby carriages and play pens .
Use of swing sets in the Limited Common Elements is permitted if '
the necessary approval for their erection has been obtained from
the Architectural Review Committee. Each Unit Owner is
responsible for keeping his Unit's Limited Common Element f ee and
clear of debris , toys and furniture when not being used for
recreation.
Section 9 .5 - Sports Activities. Ball playing and oth r
sports activities shall be permitted only on such portions of the
Common Elements designated by the Executive Board as recreation
areas and land designated Open Space. Rules of safety
promulgated by nationally recognized organizations regulating play
of a game or sport will be followed, and where appropriate,
customary safety equipment will be worn and used.
ARTICLE X
Maintenance
Section 10.1 - General. Each Unit Owner is responsible for
the upkeep of the interior and exterior of his Unit and for the
Limited Common Elements allocated exclusively to his Unit. Such
maintenance of the exterior includes, but is not limited to
replanting and mowing grass, snow removal on walks and driv ways ,
repaving of driveways , raking of leaves, pruning of trees , nd
painting of the Unit.
Section 10 .2 - Unit Owner 's Failure to Maintain. If t e
condition of a Unit or any Limited Common Element clearly d viates
from that of the other Units due to lack of maintenance or repair
by the Unit Owner, the Association may hire a third party t
perform the work as described in Article XXIV of the Declaration.
The cost of the service will be charged to the individual Unit
Owner as part of his Common Expense Charge as authorized b
Section 17.2 of the Declaration.
Certified to be the initial
rules adopted by the Executive
Board on its date of organization.
Secretary
Lakewood of South Windsor, Inc.
RR-8
4%.
F?SK, KELLED INC.
• Developers 1744 Ellington Road
Builders South %iindsor, CT 06074
• Property Tel: 203-6 4-8761 / 644-8140
Managers
Lakewood of South Windsor
You have expressed an interest in Lakewood of South Windsor. We ar happy to
announce foundations are now going in and the planned unit development ii even more
beautiful than we envisioned. It will be a model private neighborhood.
Listed below are the house styles we are offering in phase one. 'hay have been
designed for comfortable living with a variety of attractive floor plans. These
prices quoted are only for the first section of phase one.
Cost
overlooking off
water water
1) Riverton - Salt box style - - - 1388 sq. ft. - 3 bedrooms - $130,00 $1252000
2) Stonington - Cape Cod style - - 1773 sq. ft. - 3 bedrooms - 145,000 140,000
3) Noank - Cape Cod style - - - - - 1614 sq. ft. - 3 bedrooms - 1382000 1332000
4) Mystic - Cape Cod style - - - - 1666 sq. ft. - 3 bedrooms - 140,000 1352000
5) Branford - Ranch style - - - - - 1500 sq. ft. - 3 bedrooms - 150,0 0 1452000
6) Old Lyme - Two Family Colonial - 1496 sq. ft. - 2 bedrooms - 210,0 0 2001000
each side c mplete house
We are now ready to accept deposits on these homes. If you wish tc arrange for a
personal appointment, please return the enclosed card. Homes then will be sold in the
order of your primary registration.
Note: 1. All sq. ft. are plus/minus and may vary slightly.
2. All above specifications are subject to change.
3. This is not a public offering statement, but merely an information sheet.
PATTERSON, CASEY, HALPERN, GRACE & ❑OMBROWSKI, P.0
ATTORNEYS AT LAW
25 OAKLAND ROAD
SOUTH WINDSOR,CONNECTICUT 06074
(203)644-1526
RICHARD G.PATTERSON 185 S I LAS DEANE H I GHWAY
JOHN M.CASEY WETHERBRELO,CT 06109
KENNETH S.HALPERN [20 )563-2834
WILLIAM E.GRACE
JOHN W.DOMBROWSKI,JR.
NANCE KRISCENSKI CASTILLO
PETER C.GALASYN,JR.
January 7, 1985
Planning & Zoning Commission
Town of South Windsor
1540 Sullivan Avenue
South Windsor, CT 06 074
Re: Lakewood - R.S.K. Contractors, Inc .
Application #1091
Dear Commissioners:
The undersigned, attorney for the above applicant,
respectfully requests an additional ninety (90) day
extension for the filing of plans regarding the above
project.
Very Truly yours,
'N'Ad&A I q
A 4ka
William E. Grace
WEG:1 ed
bit i
JAN
gouth Windsor
planning & Zoning Commisswn
• �� wM at,��`
e �
w� Tl��Wn, ale SOUL11 ?dl��
1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
SOR.CO AREA CODE 203/644-2511
February 21, 1985
William E. Grace, Esq.
25 Oakland Road
South Windsor, Ct. 06074
Dear Bill:
Re: App. #1039 - R. S.K. Contractors - Lakewood
Zone Change to DA-15 and General Plan
Please be advised that the Planning & Zoning Commission voted on
February 13 , 1985, to approve the above application for a zone
change from RR and A-20 to DA-15 , for approximately 30. 8 acres
located on the east side of Ellington Road, north of Quar y Brook
Drive, and south of the intersection of Ellington and Bel on Roads,
and shown on a map prepared by Fuss & O'Neill, dated 4/17 84 ,
revised to 5/10/84, Proj . No. 80-98a.
Within 90 days (by May 21, 1985) you must submit a zone c ange map
(1" = 401 ) , with an A-2 certification, showing the distance and
bearings of all boundary lines and acreage of the land wh re the
zone change was granted. The map shall be drawn in accor ance with the
rules and regulations of the State Board of Registration or Professional
Engineers and Land Surveyors, and shall be stamped and si ned by a
Registered Land Surveyor and submitted on black and white mylars.
After it has been stamped and signed by the Commission the mylar
will be filed in the Town Clerk' s Office.
The effective date of this zone change is the date the my ar is filed
in the Town Clerk' s Office.
The Commission also voted to approve the General Plan of Development
as shown on plans prepared by Page Engineering, Inc. , dated 10-15-84,
revised to 10-18-84, consisting of 7 pages, to permit 16two-family
and 68 single family dwellings, subject to the followingmodifications :
1. The site plan shall indicate the detailed design of the proposed
improvements on Ellington Road. Consideration must be given to
improving the left-hand turn onto Ellington Road from the
proposed Lakewood Drive in order to maximize maneuverability
during rush hour.
2. The site plan should consider preserving this land in its natural
state where feasible, and this will be carefully reviewed by this
Commission.
William E. Grace, Esq. -2- 2/2 /85
Black and white transparent mylars of Sheets 1 through 5 , 'nclusive,
with the letter of approval of this Commission as well as he Inland
Wetlands Agency, together with three paper prints, must be submitted
to this Commission to be signed, and filed in the Town Cle k' s
Office within 90 days of the date of approval (by May 21, 985) .
Yours very truly,
PLANNING AND ZONING COMMISSION
vg By: afto
ZRobert F. illigan, Ch rman
CC: R. Martel, Town Engineer
P. DeMallie, Planning Director
Page Engineering, Inc.
Fuss & O'Neill
Water Pollution Control Authority
Inland Wetlands Agency
7
f
TRAFFIC
I
IMPACT
AKEWOOD
ti
� of
Y i ne 1985
r�
a designed residential community
Ellington Rd. - Rte. 30
i
South Windson, Conn.
- F. A. HESKETH & ASSOCIATES, INC.
101 MILLBROOK COMMON•BLOOMFIELD,CT 06002•(203)242-7755
June 17 , 1985
Mr. Julius Page
Page Engineering, Inc.
1750 Ellington Road
South Windsor, Connecticut 06074
_ RE: Lakewood
Ellington Road
South windsor
83330
Dear Mr. Page:
On November 16, 1984 we provided your office with a rep rt
documenting the results of our review of the taffic impact
that aj.,.ght be expected for the development of Lakewood, a
proposed 100 unit residential development in a Designed
Residence (DA-15 ) Zone proposed on the east side of Ellington
Road, south of the Podunk River and Mill Pond. A supplemental
report dated December 7 , 1984 provided information on "wait"
time observed for traffic in Quarry Brook Drive entering
Ellington Road.
Our earlier reports indicated that a driveway or access road
to serve Lakewood must be selected with consideration of the
geometry of Ellington Road along the site frontage and in areas
immediately east and vest of the site frontage, and in considera-
tion cf those factors , pointed out that any driveway .t serve the
property inust be located at the south or west corner of the
property. Grading of the entrance drive must be such that
adequate vision is available for exiting traffic to seE and to
be seen by traffic on Ellington Road for a distance of 575 To
traffic studies traffic engineering t r a f f i c planning
600 feet. We also expressed our concern that westbound traffic
have adequate vision to any vehicles slowing or stopped on
Ellington Road to make a left turn into the property. That
concern can be addressed by a widening of Ellington Road to
insure by pass capability for through traffic when others are
preparing to make a left turn.
We are enclosing herewith copies of a plan which depicts the
actual widening which is proposed. The plan depicts a widening
on the west side of Ellington Road of up to 7 feet in crder to
assure a 22 foot pavement for southbound traffic. The widening
will extend for a point 350 feet north of the drive and taper
to the south to match the existing pavement 200 feet s uth of
the driveway. ' 'The recommended widening and the accompanying
slope treatment can be accomplished within the existinc 66 Foot
Connecticut Department of Transportation right of way. The
plan also provides for widening on the east side of thE roadway
for a distance of about 600 feet. This widening also is of a
variable width but a maximum widening of about 7 feet and will
permit the development of 15 foot travel lane for northbound
traffic.
The entrance drive configuration is a 40 foot roadway marked
so that two, 12 foot lanes will exit theproperty onto Ellington
Road and a single 16 foot lane will enter the property, 40 foot
radii are provided to permit large trucks to exit and enter
the property without infringing on adjacent travel lanes .
The plan also depicts a sight line profile for traffic within
the drive to Lakewood and demonstrates areas within the highway
-2-
right of way to both the north and south of the new roadway
which requires removal of vegetation and/or removal of earth
to insure adequate sight distance for safe entering and exiting
maneuvers.
The work effort outlined in these plans should be undertaken
by the developer under permits with the Connecticut Department
of Transportation.
I have attached hereto, in addition to the plans of the proposed
road widening, the background information and conclusi ns con-
tained in our earlier reports. I will be available as may be
required to assist you in presentations to the owners cr to
appropriate officials in the Town of South Windsor or the
Connecticut Department of Transportation.
Very truly yours,
F. A. HESKETH & ASSOCIATES, INC.
Frederick A. Hesketh, P.E.
Enclosures
F. A. HESKETH & ASSOCIATES, INC.
- 101 MILLBROOK COMMON-BLOOMFIELD,CT 06002-(203)242-7755
December 7 , 1984
— Mr. Buck Page
Page Engineering
1750 Ellington Road
South Windsor, Connecticut 06074
RE: Lakewood
Ellington Road
— South Windsor, Ct.
83330 ' '
Dear Mr. Page:
Subsequent to our letter of November 26 , 1984 we
discussed the basis for our statement within the
— report which indicated that traffic in Quarry Brook
Drive experienced wait times varying from 15 second
up to 60 seconds during the morning commuter peak.
That statement was based upon informal observations
of traffic in that roadway. Subsequently, and at
your request, we conducted a more detailed study
_ extending from 6 : 50 a.m. until 8 : 15 a.m. on Friday,
December 7 , 1984 . During that time period 61 vehicles
entered Ellington Road from Quarry Brook Drive of
which 46 turned left and 15 turned right. The 15
right turning vehicles had no difficulty whatsoever
with 11 of those vehicles executing the maneuver with
a rolling stop. The maximum wait for those who did
stop and executed a right turn was 12 seconds. Of
the 46 left turning vehicles, the mazimum wait time
was recorded at 52 seconds . No other vehicles had a
wait time exceeding 50 seconds . The following table
summarized the delay time for left turning vehicles .
AMOUNT OF DELAY NUMBER OF VEHICLES
Less than 5 seconds 5
5 to 10 Seconds 10
10 to 20 Seconds 12
20 to 30 Seconds 11
30 to 40 Seconds 5
40 to 50 Seconds 2
50 to 60 Seconds 1
We would also point out that the maximum number of
vehicles at the stop sign during our study was 3 and
at most occasions there was only a single vehicle wait-
ing the opportunity to enter Ellington Road.
traffic studies traffic engineering traffic planning
Mr. Buck Page Page 2
Lakewood
If we can provide further information to assist you in
evaluating the impact of Lakewood on Ellington Road
traffic, please advise us .
Very truly yours,
F. A.�ESKETH & ASSOCIATES, INC.
Frederick A. Hesketh, P.E.
_ E A. HESKETH &. ASSOCIATES, INC.
101 MILLBROOK COMMON•BLOOMFIELD,CT 06002•(203)242-7755
November 26, 1984
Mr. Buck Page
Page Engineering
_ 1750 Ellington Road
South Windsor, Connecticut 06074
RE: Lakewood
Ellington Road
South Windsor, Conn.
83330
Dear Mr. Page:
In accordance with your request we have reviewed the
traffic impact that might be expected for the develo ment
of Lakewood a proposed 100 unit residential developm nt in
a Designed Residence (A-15 ) Zone proposed on the east side
of Ellington Road south of the Podunk River and Mill Pond.
Our -study consisted of a site investigation, an anal sis
of roadway and traffic conditions on Route 30 in this
area, a projection of traffic expected in the near f ture
with the completion of housing presently under const uction
at Chapel Hill, Mills Pond and Parkview South and a rojec-
tion of the anticipated traffic that would be expect d to
result from the development of 100 designed residenc
housing units at Lakewood. The purpose of our analysis was
to provide you and South Windsor officials with a document
to utilize as a guide in assessing the expected traffic
impact that might result from the construction of La ewood.
Ellington Road carries Connecticut Route 30 through this
section of South Windsor along a two lane highway with a
traffic studies traffic engineering traffic planning
-2-
pavement in generally good condition. The pavement width
in this area provides for a singe 12 foot lane in each
direction with shoulders which vary from 4 to 8 feet in
width such that the total pavement width varies from 32
to 36 feet. Curbing and paved sidewalk areas are not
generally available in this section of roadway which
serves primarily residential land uses in the area between
Pleasant Valley Road an(I an area near Deming Street west
of the Five Corners area . Exceptions to the residential
character of the roadway are the commercial activities
near the Pleasant Valley Road intersection, the Podu k
Mill, immediately east of the site, and a small office
building and fire station headquarters near the inte section
of Foster Road somewhat to the west. The posted speed in
this area is 35 miles per hour to the west of Quarry Brook
Road and 40 miles an hour to the east of that point. Radar
speed studies conducted by the Connecticut Department of
Transportation indicate an average speed (at a location
east of Beldon Road) at 42 to 43 merles per hour with an
85 percentile speed (that speed at or below which 85 of
the motorists are found to be travelling) at 48 to 4 miles
per hour.
The roadway follows a gently winding alignment with few
areas of extensive vertical grades or hills . Ellington
Road along the site frontage is at a downgrade of about
41�$ as one travels from west to east approaching the low
-3-
point at the bridge over the Podunk River and horizo tal
curves frame the section of roadway both east and west of
this site. The curvature at both ends of the site coupled
with the vertical grade in this area does produce so e
sight distance limitations for traffic negotiating tie
curves .
The present traffic levels on this roadway can be approxi-
mated from count data conducted recently including data
collected by the office of Fuss & O'Neill in June 1983 ,
counts conducted by the Connecticut Department of
Transportation in October 1983, the data collected by
F. A. Hesketh & Associates, Inc. in May 1984 . Table 1
illustrates the results of those counting programs and
provide an indication of the hourly variations in traffic
on Ellington Road near the site proposed for development
as Lakewood. The data indicates average daily traffic on
this section of roadway at 10, 000 to 11 , 000 vehicles with
peak hour traffic between 7 : 00 and 8 : 00 a.m. and 4 : 0 to
5 : 00 p.m. carrying a total traffic flow of 1200 to 1300
vehicles per hour. A review of the peak hour traffic in
comparison to the traffic flow in non peak hours in Table 1
reveals the extreme peaking characteristics of this roadway
and demonstrates the importance of this roadway as
commuter highway connecting South Windsor, Ellington and
sections of Vernon and East Windsor with the Bissell.
Bridge/Route 5/East Hartford area. Studies of the
-4-
directional distribution of traffic in this section of
roadway reveals that 75% to 80% of the hourly traffic on
the roadway is destined in the predominant direction
during_the peak hour, that being toward the south and
west during the morning commuter period and to the north
and east during the afternoon commuter traffic hours .
— Hourly traffic flow during the time from 9 : 00 a.m. to
3: 00 p.m. is less than 500 vehicles per hour with traffic
exhibiting generally equal flow in both directions during
that time period. Figures 1 and 2 depict the results o
May 1984 counts taken on Ellington Road and Quarry Broo
Drive. Those counts alsoreveal that 65% to 75% of the
traffic departing Quarry Brook Drive in the morning or
entering Quarry Brook Drive in the afternoon period hav
origins or destinations to the southwest. Table 2 is a
summary of the turning mocements observed at the Quarry
— Brook Drive intersection. Our observations indicate that
traffic in Quarry Brook Drive has difficulty at times
— entering Ellington Road during the commuter peak. Traffic
has waits varying from 15 seconds up to 60 seconds while
waiting to enter the westbound traffic flow. It would be
expected that the completion of the Mill Pond Condominiums
with about 250 units and the Parkview South Community
with an additional 98 units will produce up to 140
additional westbound trips during the morning commuter
period. Additional residential construction in the north-
east section of South Windsor in areas off Ellington Road
— -5-
Abbey Road and Nevers can be expected to provide additional
increases in peak commuter hour traffic. It would be
— expected that the completion of interstate Route 291
between the Bissell Bridge and Route 86 in Manchester
will eventually provide alternate routes for some of
this traffic but the expectation over the near future will
be for a gradual increase and a lengthening of the peak
— hour traffic flow over a greater time period with a
corresponding increase in the delay experienced by side
— street traffic entering Ellington Road. The present
characteristics on this roadway indicate an extreme short
term peak even within the peak hour as illustrated i
the following table:
PEAK PERIOD TRAFFIC
15 MINUTE INTERVALS
ELLINGTON ROAD NEAR QUARRY BROOK ROAD
TIME EASTBOUND TRAFFIC
7:00 - 7: 15 AM 200
7: 15 - 7:30 222
7: 30 - 7:45 285
_ 7:45 - 8:00 242
8:00 - 8: 15 197
8: 15 - 8: 30 128
8:30 - 8:45 110
8:45 - 9:00 80
Increased residential development, be it in condomin um
development, clustered single family or typical subd vision
type single family homes, will increase the peak hou
traffic such that each 15 minute interval will carry a
more nearly equal portion of the total hours traffic
-6-
Those increases will accelerate the need for capacity
improvements at major intersections along route 30 in-
cluding those at Whapping Five Corners as well as at the
signalized intersection with Pleasant Valley Road and at
Chapel Road. Additional turning lanes on the approaches
to those intersections to provide maximum efficiency in
traffic signal operations should be considered in the
near future so that intersection capacity can match the
capacity of approach roadways at those major intersections .
In addition, by pass or speed change lanes would be
necessary at all major land uses such as the widening
that was accomplished at the Candlewood/Bryrewood complex
_. and at the Mill Pond Condominiums under construction
opposite Foster Road. My understanding is that a bond
has been posted by the developer of that facility to cover
the cost of a traffic signal at the Mill Pond exit d ive
at such time as traffic volumes warrant. A signal a
that point will create additional gaps which will be
utilized by traffic at Lakewood or in Quarry Brook D ive.
The most effective means of estimating traffic potential
at a new land use is a study of similar land uses which
have been constructed in the past. The Institute of
Transportation Engineers in a document entitled, "Tr ' p
Generation - (Third Edition) an Informational Report '
published in 1983 summarizes trip generations for al
types of residential dwellings . We have provided here-
with reproductions of some of the data published by ITE.
-7-
The Connecticut Department of Transportation some year
— ago developed data from 63 single family subdivision
and 12 multi-family communities in the Hartford County
area. We have also reproduced information from that
— report. The overwhelming preponderance of evidence
indicates that- single family detached housing generate
average weekday vehicle trip ends of about 10 automotive
trips per dwelling unit. Apartment complexes generate
traffic at between 6 and 7 trip ends per unit per day
while condominiums generate daily traffic at a rate
slightly more than 5 trips per unit per day.
It is my understanding that the proposed Lakewood
community would contain homes similar to those normally
found in a typical subdivision except that the market
studies indicate a smaller minimum floor area in size
ge-nerally between 1000 and 1200 square feet will be
provided. The expectation of development in a smaller
building led us to research the traffic generation
characteristics at Pond Place in Avon, a community of
clustered single family homes similar to that envision d
at Lakewood. That facility has 210 living units and
generates daily traffic at a rate between 6 and 6�2- trips
per day per dwelling unit.
Studies conducted by our office in the past extending
r` over several days at the Candlewood/Bryrewood condominium
complex to the east of this location indicates daily
— -8-
traffic generation of slightly less than 5 trips per
dwelling unit per day.
As is evident in the transportation engineers data a
well as that produced by CONNDOT the heaviest traffic
hour of a day produces generally 8% to 10% of the total
daily traffic at residential communities . Based upon
these studies we would estimate that 100 units of
— clustered housing similar to that present at Pond Place
in Avon would produce between 600 and 650 additional
trips with peak hour traffic ranging from 50 to 70
vehicles. Interestingly, these volumes are somewhat
less than the peak hour traffic recorded at Quarry Brook
Drive which is summarized in Table 2 . The peak hour
impact of the proposed housing at Lakewood would have an
impact on Route 30 traffic similar to that presently
occurring at Quarry Brook Drive. The ease or difficulty
with which traffic enters Route 30 at Quarry Brook Erive
is comparable to that expected at Lakewood. Figures 3
and 4 illustrate the projected peak hour traffic at the
— proposed driveway to serve Lakewood following the c mpletion
of Parkview South, Chapel Hill and Mill Pond Condominiums.
A driveway to serve Lakewood must be selected with onsi-
deration of the gemoetry of Ellington Road along th site
frontage and in areas immediately east and west of the
site frontage. Traffic on Ellington Road approaching
the site from the west enters a left horizontal curve
9-
near the western property line and then travels on a
downgrade of about 42A to a right horizontal curve a
the bridge crossing the Podunk River.
In order to achieve adequate sight lines for entering and
exiting traffic to see and be seen by traffic on Ellington
Road it is essential that any driveway to serve this
property be located at the south or west corner of the
property. The grading of the entrance drive must be such
that adequate vision is available for exiting traffic to
see and be seen by traffic on Ellington Road for a
distance of 600 feet. It appears that such sight distances
can be achieved with proper elevation of the entrance road
and proper grading and control of vegetation within the
highway right of way both east and west of the drive
location. There is also a concern that westbound traffic
have adequate vision to any vehicles slowing or stopped on
Ellington Road to make a left turn into the property. The
curve near the bridge over the Podunk River affords sight
distance limitations for westbound traffic. Fortunately,
the projected directional distribution of traffic i dicates
a limited amount of left turns . Nonetheless, the provision
of a safe position to slow or stop for that traffic requires
a widening of Ellington Road such that left turning traffic
will be provided a separate storage lane. The widening
can be accomplished on either the north or south side
of Ellington Road to insure that a 12 foot left turn lane
is available so that traffic is not slowing or stopped
10-
within the travel lane. Appropriate tapers will bE re-
quired to return the roadway to its normal cross s ction.
Determination of the exact design for the left turn
facility will require a detailed topographic surve of
Ellington Road along the entire site frontage and for a
distance of 500 feet both east and west of the SitE to
assure proper design of the various lanes to meet this
condition. Our review of the geometry of the roadway and
the rights of way, however, reveals that such a de Sign
is possible even though the details have not been developed
at this stage of the design effort. I would expect any
zone change on this property and preliminaty site plan
approval would include a requirement that the fina site
plan include adequate engineering for such a left urn
facility. It will also be necessary during the final
design phase of this project to secure a permit from
the State Traffic Commission since 100 units of housing
on this site will require 200 or more parking spaces
necessitating a submission to the Commission pursuant to
Section 14-311 of the General Statutes .
We appreciate the opportunity to provide our analysis with
respect to the application for zone change and prel urinary
site plan approval and we look forward to the opportunity
to assist you in the development of design details
necessary for the final site plan submission and for
-11 -
application to the State Traffic Commission.
Very truly yours,
F.A. HE KETH & ASSOCIATES, INC.
i
Frederick A. Hesketh, P.E.
r
TABLE 1
OBSERVED TRAFFIC VOLUMES
ROUTE 30 -- WEST OF QUARRY BROOK DRIVE
TIME OCT. 17/18,1983 JUNE 1/2,1983 MAY 2/23,1984
12 : 00 - 1 : 00 AM 77 85
_ 1 : 00 - 2: 00 27 29
2 : 00 - 3 : 00 16 24
3: 00 - 4 : 00 12 14
4 : 00 - 5 : 00 36 27
5 : 00 - 6 : 00 120 118
6: 00 - 7 : 00 606 596
7 : 00 - 8 : 00 1275 1146 1158
_ 8 : 00 - 9 : 00 , 687 625 694
9 : 00 -10 : 00 340 448
10: 00 -11 : 00 329 399
11 : 00 -12: 00 409 440
12: 00 - 1 : 00 PM 487 498
1 : 00 - 2 : 00 445 418
2 : 00 - 3 : 00 502 491
_ 3 : 00 - 4 : 00 761 730 811
4 : 00 - 5 : 00 1178 1145 1203
5 : 00 - 6 : 00 976 1061 1047
6 : 00 - 7: 00 638 591
7 : 00 - 8 : 00 514 496
8 : 00 - 9 : 00 296 408
9 : 00 -10: 00 281 302
10: 00 -11 : 00 210 226
11 : 00- 12 : 00 126 152
ADT 10, 300 9, 775 1 , 300
TABLE 2
QUARRY BROOK DRIVE TURNING MOVEMENTS
MAY 22 & 23, 1984
TIME IN FROM ELLINGTON ROAD OUT FROM QUARRY BROOK TOTAL
RIGHT TURN LEFT TURN RIGHT TURN LEFT TURN
7:00 - 7: 15 2 1 1 9 13
7: 15 - 7:30 2 0 9 15 26
_7:30 - 7:45 0 2 2 12 16
7:45 - 8:00 1 1 3 6 11
8:00 - 8: 15 0 1 4 3 8
8: 15 - 8: 30 2 0 1 7 10
8: 30 - 8:45 1 2 2 5 10
8:45 - 9:00 3 1 4 11 19
Subtotal 11 8 26 68 113
3:00 - 3: 15 8 3 0 3 14
3: 15 - 3:30 5 3 1 8 17
3:30 - 3:45 3 6 3 0 12
3:45 - 4:00 5 3 4 0 12
4:00 - 4: 15 8 7 3 1 19
-�4: 15 - 4:3 0 9 4 4 2 19
1: 30 - 4:45 4 6 3 5 18
4:45 - 5:00 7 5 3 2 17
5:00 - 5: 15 10 3 12 1 26
i: 15 - 5: 30 13 5 1 2 21
i:30 - 5:45 10 2 7 2 21
Subtotal 82 47 41 26 196
EXHesketh CeAssociates , Inc.
TRAFFIC COUNT
GRAPHIC SUMMARY SHEET
LOCATION: ELLINGTON ROAD & QUARRY BROOK DRIVE SOUTH WINDSOR
DATE
MAY 23, 1984 TIME 7:0 - 8:00 A.M.
�
NORTH
ELLINGTON ROAD ROUTE 30
— 991 949 53
42
1196 1168
205 "200 15
15
TO ROUTE 5 / TO WA PING
Ln /
Ln
— W
H
a
A
00
� o
�o 0
a
as
a
— a
Planning
Engineering FIGURE 1
Tira 1 c Design
EX.Hesketh CeAssociates , b7c.
TRAFFIC COUNT
GRAPHIC SUMMARY SHEET
LOCATION: Ellington Road and Quarry Brook Drive South Windsor
DATE May 22, 1984 TIME : 4: 3 - 5: 30 P.M.
NORTH
ELLINGTON ROAD ROUTE 30
286 276 295
10
1293 1287
_ 1007 973 92
19
To ROUTE 5 � TO WA PING
�r c�
M r-
Li
M C1
Ln N
H
a
A
— x
0
N O
00 a
a
Planning
Tira Z c Engineering FIGURE 2
— Design
E4.Hesketh CPAssocidtes , b7c.
TRAFFIC COUNT
GRAPHIC SUMMARY SHEET
LOCATION: ROUTE 30 AT DRIVE TO LAKEmm
DATE : PROJEICTED 1986 TRAFFIC VOIIME TIME : A.M. PEAK HOUR
NORTH
TO ROUTE 5 Er.lr.INGPON ROND
1148 1100 -04 1104
48
1412 1366
264 250 262
12
ROUTE 30 TO PPING
c
o
W
- H
O co A
A
_ W
0
a
0
H a
rafiPlanning
C Engineering FIGURE 3
Design
E,4.Hesketh C(? Asso ciates , In c..
TRAFFIC COUNT
GRAPHIC SUMMARY SHEET
-- LOCATION: ROUTE 30 AT DRIVE TO LAKEWOOD
DATE : PROJECTED 1986 TRAFFIC VOLUME TIME : P.M. PEAK HOUR
NORTH
- TO ROUTE 5 ELLINGTON ROAD
364 350 162
14
1564 1516
1200-1 1150 1 54
4
ROUTE 30 00, TO WAPPING
O N
N 00
- H
0 O A
O 00
3 A
_ W W
`y O
a
0
- H a
• Planning
Tra Z c Engineering FIGURF 4
— Design
210 Single-Family Detached
Housing
Description:Any s;ngle-Farndydetac6edhcjmconan average weaday tv;V Cnds. th�s< <�►r;�i1�1��
individual lot is included in this category. A have: limited use. T! is is because: 1) The
typical example is a home in a modern sub- number of vehicles and residents is difficult to
division. obtain and very few f' the studies contained
Slightly over 300 different studies were made these data, and 2) these data are also difficult
of subdivisions containing single-family to predict. The num er of units has a high
_ homes.The average size subdivision contained correlation with avera c weekday vehicle trip
387 dwelling units for a total of more than ends. This variable is best used because it is
119,000 dwellings studied.These subdivisions contained in most stuc ies, it is easy to project
were located primarily in suburban areas and convenient to use
throughout the United States. As indicated on the following tables, single-
The average development density was 3.5 units family dwellings generate on the average 10
vehicle trip ends per weekday per dwelling
per acre with 3.7 persons per unit.The average unit. Saturday vehicle, trip generation is only
— automobile ownership measured was 1.6 vehi- slightly higher, and S nday is lower.cles per unit.
Measurements were lade since 1979 at 37
Trip Characteristics:The analysis of correlation be- subdivisions averag ng 188 single-famil}
tween average weekday vehicle trip ends and dwellings.The averagt trip rate measured %%,as
all measured independent variables is shown 9.95 average weekday vehicle trip ends per
_ in the table. dwelling unit or app oximately one percent
Although the number of vehicles and number less than that reported in 1979.
of residents have the highest correlations with
Equations and Correlation Between Average Weekday Vehicle Trip Ends AWDVTE)
and the Independent Variables for Single-Family Detached Houws.
Equations and Independent Variables C rrelalion C'ue-1 f icient (R)
AWDVTE = — 44.3 + 2.548 x Number of Persons 0.995
= —391.2 + 11.04 x Number of Units 0.938
—186.6 + 6.761 x Number of Vehicles Owned 0.999
Units Per Acre 0.044
Acres —0.024
Rev. 1982
SUMMARY OF TRIP GENERATION RATES
Land Use/Building Type Single-Family Detached HousingITE Land UsE Code 210
Independent Variable—Trips per Dwelling Unit
Average Number Average Size of
Trip Maximum Minimum Correlation of Independent
Rate Rate Rate Coefficient Studies Variable/Study
Average Weekday Vehicle Trip Ends
Peak A.M. Enter 0 .21
Hour Between Exit
of 7 and 9 Total
Adjacent P.M. Enter
Street Between Exit 0. 37 1.2 0 . 1 _ 6 229
Traffic 4 and 6_ Total 1. 00 . 0 0 . 4 2 2
77
Peak A.M. Enter 0 . 21 0 . 6 0 . 1 70 229
Hour Exit
0 . 55 1.
— of Total
Generator P.M. Enter
Exit
Total 2
77
Saturday Vehicle Trip Ends
Peak Enter
Hour of Exit
Generator Total
Sunday Vehicle Trip Ends
Peak Enter
Hour of Exit
Generator I Total
Source Numbers 12 14 16 19 20 21 24 2 6
8 10ox 1052108 1.14 , 117 , 11
ITE Technical Committee 6A-6—Trip Generation Rates
Date:Ju�, 1975 19 79 , Rev. 1982
220 Apartment
Apartments in this analysis include both low- Trip Characteristics: The measured correlation
rise or "walk-ups" and high-rise multifamily coefficients are shown in the table.
dwellings. Included in this category were all
— The average w
the studies that did not specify the type eekdaychicle trip generation
was measured at 6.1 trip ends per apartment
(height)or apartment studied.An apartment is unit. However limited measurements made
defined as a rental dwelling unit that is located
within the same building as at least three other since 1979 indicate a generation rate of 5.4
— vehicle trip ends per dwelling units. Examples of this category are we�kday per unit.As with
fourplexes and all types of apartment build- single-family dwelling , Saturday generation
is slightly higher and unday slightly lower.
ings. See the following tableS.
Data were provided from 115 different studies
of apartments having an average size of 267
units. The average development density was
21.7 units per acre with 2.1 persons per unit.
The average automobile ownership was mea-
sured at 1.3 vehicles per unit.
�x
Equations and Correlation Between Weekday Vehicle Trip Ends (AWD TE)
.— and the Independent Variables for Apartments.
Equations and Independent Variables Cot relation Coefficient (R)
AWDVTE = 263.2 + 2.433 x Number•of Persons 0.975
= —134.9 + 5.508 x Number-of Vehicles 0.963
= 68.8 + 5.853 x Number of Units 0.963
Acres 0.187
— Units Per Acre —0.073
Rev. 1982
SUMMARY OF TRIP GENERATION RATES
Land Use/Building Type Apartment ITE Land Use Code =0
Independent Variable—Trips per Dwelling Unit
Average Number Average Size of
Trip Maximum Minimum Correlation o F Independent
Rate Rate Rgle Coefficient Studies Variable/Study
Av rag Weekday Vehicle Trip Ends 7
Peak A.M. Enter
Hour Between Exit
of 7 and 9 Total
Adjacent P.M. Enter
Street Between Exit
Traffic 4 and 6 Total
Peak A.M. Enter 0 . 1 0. 1 0 . 0
Hour Exit
of Total
Generator P.M. Enter
Exit
Total
Saturday Vehicle Trip Ends
Peak Enter
Hour of Exit
Generator Total
Sunday Vehicle Trip Ends
Peak Enter
Hour of Exit
Generator I Total
176
Source Numbers ,
ITE Technical Committee 6A-6—Trip Generation Rates
-- Date: June__4� 197 5 Rev. 1982
230—Residential Condominium
Condominiums are defined as single-family
ownership units that have at least one other
single-family owned unit within the same:
building structure. B th condominiums and
townhouses are includ d in this category.
L x.
Equations and Correlation Between Average Weekday Vehicle Trip Ends ( WDVTE)
and Independent Variables for Residential Condominiums
-- Equations and Independent Variables Co elation Coefficient (R)
AWDVTE = 320.0 + 3.563 x Number of Units 0.883
= 309.5 + 2.301 x Number of Vehicles 0.956
_ = 309.8 + 1.743 x Number of Persons 0.962
Acres 0.460
Rev. 1982
SUMMARY OF TRIP GENERATION RATES
Land Use/Building Type Residential Condominium ITE Land Use ode 2_30
Independent Variable—Trips per
— Average Number Average Size of
Trip Maximum Minimum Correlation or Independent
Rate Rate Rate Coefficient Studies Variable/Study
Average Weekday Vehicle Trip Ends
Peak A.M. Enter
Hour Between Exit
of 7 and 9 Total
Adjacent P.M. Enter
Street Between Exit
Traffic 4 and 6 Total
Peak A.M. Enter
Hour Exit
of Total
Generator P.M. — Enter
Exit
Total
Saturday Vehicle Trip Ends
Peak Enter
Hour of Exit
Generator Total - 29 E
Sunday Vehicle Trip Ends
Peak Enter
Hour of Exit
Generator Total
Source Numbers
ITE Technical Committee 6A-6—Trip Generation Rates
Date:
I I I I I 1 1 I I I I I 1 I I I i I I
TABLE 1
1973 TRIP GENERATION STUDY OF RESIDENTIAL SUBDIVISIONS
BASIC DATA COLLECTED AND'RELATIONSHInS BETWEEN DATA -
Study Town No. of Total Aver. Peak Maximum Trips Trips A.M. Peak P.M. Peak
No. Units Study AWDT Hour Vol. Hour Vol. Per Per Hour As Hour As
Pop. Unit Person % of AWDT % of AWDT
A.M. IP.M. A.M. Pam*
1 Avon 76 274 691 61 67 68 76 9.1 1 2.5 8.8 9. 7
2 Avon 120 360 1176 102 117 128 144 9.8 3.3 8.7 10.0
8 Bloomfield 55 209 645 57 61 62 70 11. 7 3.1 8.8 9.5
9 Bloomfield 205 820 2619 161 235 170 253 12.8 3.2 6.2 9.0
10 IBloomfield 144 418 1217 92 100 113 118 8.5 2.9 7.6 8.2
11 Bloomfield 136 503 1268 85 100 115 123 9. 3 2.5 6. 7 7.9
12 E. Hartford 135 431 1271 76 104 97 107 9.4 2.9 6.0 8.2
13 E. Hartford 83 324 848 64 86 67 91 10.2 2.6 7.6 10.1
14 E. Hartford 55 248 816 76 95 83 111 14.8 3.3 9.3 11.6
15 E. Hartford 152 547 1930 125 167 132 176 12.7 3.5 6.5 8. 7
16 E. Hartford 89 418 798 61 74 68 81 9.0 1.9 7.6 9.3
18 E. Hartford 65 267 685 58 66 78 71 10.5 2.6 8.5 9.6
19 Enfield 65 202 727 54 73 65 83 11.2 3.6 7.4 10.0
20 Enfield 100 410 885 60 94 71 111 8.9 2.2 6.8 10.6
21 JEnfield 107 555 1055 92 101 104 117 9.9 1.9 8. 7 9.6
22 Enfield 151 649 1547 75 177 87 192 10.2 2.4 4.9 11.4
23 Enfield 233 932 2729 167 252 176 266 11.7 2.9 6.1 9.2
24 Enfield 140 588 1816 128 168 131 192 13.0 3.1 7.1 9. 3
26 Farmington 283 934 2337 157 215 202 238 8.3 2.5 6. 7 9.2
29 Glastonbury 105 368 758 65 85 68 91 7.2 2.1 8.6 11.2
30 Glastonbury 128 448 1178 87 131 96 141 9.2 2.6 7.4 11.1
31 Glastonbury 48 158 533 47 64 59 71 11.1 3.4 8.8 12.0
32 Glas tonb ury 101 384 855 66 84 78 100 8.5 212 7. 7 9. 8
33 Glastonbury 58 186 609 44 56 48 62 10.5 3.3 7.7 9.2
34 Glastonbury 70 280 574 50 62 62 74 8.2 2.1 8. 7 10.8
35 Glastonbury 63 233 573 43 63 47 77 9.1 2.5 7.5 11.0
2.3 8.9 9.1
40 Meriden 108 432 1144 80 128 89 152 10.6 2.6 7.0 11.2
41 Meriden 144 547 1076 83 114 90 128 7.5 2.0 7. 7 10.6
43 Meriden 152 608 1959 178 201 196 230 12.9 3.2 9.1 10.3
44 Meriden 90 342 986 78 108 87 121 F1l.0 2.9 7.9 11.0
49 Rocky Hill 33 129 388 30 41 35 46 .8 3.0 7. 7 10.6
TABLE 2
1973 TRIP GENERATION STUDY OF APARTMENT COMPLEXES
k BASIC DATA COLLECTED AND RELATIONSHIPS BETWEEN DATA
Study Town No. of % One Price Aver. Peak Maximum Trips A.M. Peak P.M. Peak
No. Units Bedroom Range AWDT _Hour Vol. Hour Vol. Per Hour As Hour As
Units Unit % of AWDT % of AWDT
($ Per Mon.) A.M. P.M. A.M. P.M.
4 Bloomfield 100 60 N.A. 713 59 80 73 89 7.1 8.3 11.2
6 Bloomfield 161 37 225-360 767 70 60 76 67 4.8 9.1 7.8
7 Bloomfield 76 13 175-250 659 42 61 47 69 8. 7 6.4 9.3
27 Farmington 214 50 143-239 1199 97 114 116 131 5.6 8.1 9.5
37 Manchester 344 33 185-255 2544 241 233 1 257 262 7.4 9.5 9.2
38 Manchester 200 60 195-240 1147 85 121 89 144 5. 7 7.4 10.6
39 Manchester 191 8 126-150 1697 102 158 109 172 8.9 6.0 9.3
46 Rocky Hill 160 50 175-195 1028 92 97 99 115 6.4 9.0 9.4
47 Rocky Hill 60 50 195-225 336 22 51 36 60 5.6 6.6 15.2
65 Vernon 106 15 N.A. 892 53 82 58 99 8.4 5.9 9.2
66 Vernon 260 77 155-190 1372 137 156 145 167 5.3 10.0 11.4
81 Windsor 432 25 205-235 3345 358 383 390 431 7. 7 10. 7 11.5
Mean 192 40 1308 113 133 125 151 6. 8 8.0 10.2
N.A. Not available
i
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w� 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
!'�'�soR•co�� AREA CODE 203/644-2511
June 25, 1985
Mr. William O'Neill
Fuss & O 'Neill Consulting Engineers
210 Main Street
Manchester, Connecticut 06040
Dear Mr. O'Neill:
At a regular meeting of the Water Pollution Control Authority
held on June 18, 1985, the Authority voted to give conceptual
approval on Lakewood (formerly known as the Boxer Property)
as shown on a mao dated June 11, 1985 with certain stipulations
that the applicant understand the following:
1. The approval is subject to further approval after
Planning and Zoning.
2. That the W. P. C. A. has considerations for the
downstream Pleasant Valley Pump Station to look at.
3 . That the Engineering Department is going to want
the engineer to design that pipe to pick up certa n
watershed to the northeast on Beldon Street and
northeast on Pleasant Valley Road so that the
W. P. C. A. has an understanding of what they are
looking at.
4. That the appropriate easements are obtained.
Very truly yours,
Joseph Carino, Chai an
TOWN OF SOUTH WINDSOR
Water Pollution Control. Authority
JJC:pm
CC: Mr. Peter DeMallie, Director of Planning
Mr. Robert Gilligan, Chairman, Planning & Zoning
Mr. Thomas P. D'Auria, Building Inspector
Mr. Rick Martel, Town Engineer
tow" sE4
7-owfl,
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, �v 1540 SULLIVAN AVENUE . SOUTH WINDSOR, CONN. 06074
OR-co AREA CODE 203/644-2511
June 26 , 1985
William E. Grace, Esq.
25 Oakland Road
South Windsor, CT 06074
Dear Attorney Grace:
Please be advised that the public hearing for R. S. K. Contractor' s
application for a Special Exception and Site Plan of Devel pment
approval as required in the DA-15 Zone for a development k own
as "Lakewood, " has been scheduled for Tuesday, July 16 , 1935 at
8 :00 p.m. in the Council Chambers of the South Windsor Towa Hall.
Signs advertising the hearing should be placed on the prop rty,
to be visible from all public streets, at least 10 consecu ive days
prior to the hearing. The signs may be purchased in the T wn Hall
at a cost of $5. each.
Very truly yours,
PLANNING AND ZONING COMMISSION
By
Marshall Montana, Vice Chairman
cc: R. S.K. Contractors, Inc.
w N eN
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l WI-2- al-? Sal L III
1540 SULLIVAN AVENUE - SOUTH WINDSOR. CONN. 06074
r�°soe•co�'`� AREA CODE 203/644-2511
TO BE PUBLISHED IN THE JOURNAL-INQUIRER THURSDAYj JULY 41 1985
THURSDAY, JULY 11, 1985
LEGAL NOTICE
TOM OF SOUTH WINDSOR
PLANNING AND ZONING COMISSION
Notice is hereby given that there will be a public hearing of the P g and
Zoning Commission on Tuesday, July 16, 1985 at 8:00 p.m. in the Counc'1 Chambers
of the South Windsor Town Hall, 1540 Sullivan Avenue, South Windsor, consider
the following:
1. Application of Hartford Jewish Federation for a resubdivision of land C .
on Governor's Highway, known as lot #28, Parkcentre, IP Zone.
2. Application of Ryan Business Systems for a Site P3.an of Developmnt for
property located on Governor's Highway, known as lot #28, Parkcentre,
IP Zone.
3. Application of Clark Realty, Inc. for an open space resubdivisio in an A-20
Zone, known as "Pleasant Valley Homes II, Section II,," located on the
westerly side of Clark Street, consisting of 25 lots.
4. Application of R.S.K. Contractors, Inc. for a Special Exception and
Site Plan of Develognent approval as required in the DA-15 Zone, for
approximately 30.8 acres of land located on the east side of Route #30, south
of Mill Pond, to permit 16 two--family and 68-single family dwellings in
a develoment known as "Lakewood."
Copies of these applications and maps more clearly defining the property are
on file in the Office of the Town Clerk of the Town of South Windsor. At this
hearing intersted persons may appear and be heard and written reccinnendations
will be received.
PLAN NMG AND ZONING COMMISSION
Rcbert F. Gilligan, Chairman
David H. Sorenson, Secretary
PLANNING AND ZONING COMMISSION JULY 169 1985
PUBLIC HEARING & SPECIAL MEETING SOUTH WINDSOR TOWN HALL
MEMBERS PRESENT: Gilligan, Sorenson, Conde, Klenke , mith
ALTERNATES PRESENT: Hallowell (sitting for Sorosiak) ; R ssi (sitting
for Montana)
PUBLIC HEARING - Legal Notice Attached
1 . Application of Hartford Jewish Federation for a resu division of
land on Governor ' s Highway, known as Lot #28 , Parkce tre , IP zone
2 . Application of Ryan Business Systems for a site planlof develop-
ment for property located on Governor ' s Highway, kno4,,qn as Lot #28,
Parkcentre , IP zone .
Attorney Edwin Lassman, of 111 Pearl Street , Hartford , as present and
stated that he is representing the applicant of both of the above
mattters . The resubdivision is for 1 . 3 acres on the so th side of
Governor ' s Highway, adjacent to Associated Builders. A 1 utilities
are available . The pavement of Governor ' s Highway reac es to the site
in question, and will be extended easterly and eventual y Governor ' s
Highway will connect with Newberry Road.
Mr . Lassman said the proposed building is 7, 200 s. f . , single story,
15 ' high and the building covers 12 . 7% of the lot . Th impervious
coverage is 21 . 9%, and 20 parking spaces are required nd they are
providing 20 spaces . The building will be used for th sale , warehousing
and repair of business copiers . They have appeared be ore the
Inland Wetlands Agency and received approval on the co dition that trees
be placed at the rear of the lot .
Mr . DeMallie said the outdoor lighting should be show on the plan
for the pedestrian entrance and parking lot ; monument should be shown
along Governor ' s Highway; there should be no outdoor torage; and
Section 4. 8. 4 . 5 .D states the Commission may waive the requirement
that loading docks not face a public street . Mr . DeM llie said he
recommends additional shade trees, such as the London Plane tree .
Mr . Martel , Town Engineer , reported that he has no c mments on the site
plan. Insofar as the resubdivision is concerned, he sideyards shoulc
be shown, the curve data on the northeast corner of t e lot should be
shown and iron pins and monuments should be placed . a grantees on the
drainage rights-of-way should be identified. Mr . Mar el recommended also
that on the profile for Governor ' s Highway the vertic 1 curves should
be removed so that there are three straight grade int rsection.
No one from the public spoke in favor of , or in oppos tion to this
application.
Mr . Gilligan asked the business of Ryan Business Systems , and Mr .
Lassman said they will be the owner and tenant and t eir business
is the sale and repair of office copiers . Mr. Gilli an asked about a
dumpster, and Mr . DeMallie replied that it is locate to the rear and is
screened with a stockade fence .
Planning & Zoning Commission -2- 7/16/ 5
3 . Application of Clark Realty, Inc . for an open space re ubdivision
in an A-20 Zone, known as "Pleasant Valley Homes II , S ction II, "
located on the westerly side of Clark Street , consistin of 25 lots .
Attorney Raymond LeFoll was present on behalf of the applicant . He
said Phase II consists of 25 lots. Planning & Zoning approved
Section I consisting of 33 lots so that the total subdivis on will consist
of 58 lots . Approximately 12 houses are under construction. The
applicant has contracts for delivery of homes beyond the present
12 under construction and would like approval for Phase II so that
they may continue . They would like to complete the subdivision before
the end of December .
Ken Smith of Renio Hyyppa & Associates said the site is 30 acres and
14 acres will be open space . The total area of the development is 63
acres and of that 2411 acres, or approximately 40% , will be open space .
Mr . Smith outlined the road pattern on the map , and noted hat Sally
Drive could go into the abutting property. There are two oints of
access to the open space of 14 acres near the Podunk River There
will be conservation easements to the rear of Lots 52 , 53 nd 54 .
Along the back of Lot 56, the south side of lot 58, and al ng 57 there
will be conservation easements , as well as Lots 35 and 36 . The access
to the open space is along Lot 16 , and between Lot 41 and 42 . Even
though this is an open space subdivision, there are no lots less than
20 ,000 s . f . Lots 52 through 56 are in excess of 33,000 . f . Storm
water will flow in a westerly direction towards the detent on basin.
Sanitary sewers will also flow in a westerly direction to he pump
station at Clark Street . There are a couple of small are s that flow
directly to the Podunk River . They are between lot 44 and 45 , and
adjacent to lots 35 and 36.
Attorney LeFoll said they are designating a couple of thesa lots for
solar heating. Not many lots in this subdivision lend the selves
to solar. These lots are 34, 35 , 57 and 58 . They have obtained
partial approval for some of the lots from the Inland Wetlands Agency .
The subdivision can be served by all utilities including cable television.
Town Engineer Martel gave the following report : The kay map should
show the general direction of drainage , the ,flood plain, and inland
wetlands area. The plot plan should indicate monuments at all angle
points of the open space. Drainage easement between lot 44 and 45
should be extended, possibly down as far as the end of the lots .
The topographic map should show a distribution catch basin rather
than flared ends. The cul-de-sac should have a radius of 42 ' in accord-
ance with the Subdivision Regulations. The conservation plan should
be modified to show stockpiling. Mr . Martel noted that it might be
a good idea to go to SCS with this conservation plan even though the
Town has an extension from the Public Act . The open space plan indicates
one high spot which is listed at 6 . 66 feet , and this should be 66. 6 feet .
On the plans and profiles , on Sally Drive, a set of catch basin should
be put in at station 17 + 25 . On a typical road section which is listed
on the plan, it should be three inches of bituminous concrete , rather
than three feet . The plan shows sidewalks on both sides . The location
of the fire hydrants is subject to the approval of the Fite Marshal .
Planning & Zoning Commission -3- 7/1 /85
Mr . DeMallie then gave the following report : On the key map the land
west of Lots 44, 45 , 47 and 48 and the open space west of lot 40
should be shown as Town Open Space . An open space improvement plan
should be subitted. The open space is heavily wooded and should remain
undisturbed. The Hoffman parcel is landlocked and it ' s status should
be evaluated even though a 25 ' access strip has been provided. The
developer has worked with the owner of the land to the south , LaCava,
and have coordinated street and utility networks . The key map should
indicated 58 lots (rather than 62) . There should be a certification
that all lots meet zoning requirements . The applicant should make
available the solar option.
No one in the audience spoke in favor of , or in opposition to this
application.
Commissioner Klenke asked Mr. LeFoll what he meant about a partial
Inland Wetlands approval . Mr . LeFoll explained that they initially
obtain IWA approval for 20 lots in Phase I . They then changed the
configuration of Phase I and resubmitted to IWA. They approved the
roadway configuration, and last night the applicant appeared before
IWA for approval of the remaining 13 lots in Phase I . Mr . LeFoll said
there did not appear to be any problem with the presentation, so they
left the meeting thinking they would get an approval . However, they
were not approved, and Mr . LeFoll said he heard through the "grapevine"
that IWA was displeased with the amount of grass growing behind the
foundations that were put in. He noted that a meeting was held earlier
today with Mr . Davies in the Engineering Dept . , and Mike Jacques , and
he believes an agreement was reached . Mr . LeFoll said he understands
they will be placed back on the IWA agenda for approval of the remainder
of Phase I and also Phase II .
He noted it has been a long and tedious process going thro gh IWA, and
they started going to them last December . He said they are proceeding
as best they can and are complying with all of their reque ts .
Mrs . Klenke asked Mr . LeFoll if he anticipates having as m ch difficulty
getting IWA approval of Phase II , as he is of Phase I . Mr LeFoll said
he doesn ' t anticipate having as much difficulty since the amount of
wetlands in Phase I was rather substantial. They ran into severe
problems because of the deep cut on the sewer , the creatio of the
detention basin and identifying the wetlands. All of this has been
essentially completed, and Mr . LeFoll said he doesn' t think IWA has
any problems with this now. Mrs . Klenke asked how much dirt they plan
to move around in Section II , and Mr . Smith said he doesn' have the
exact quantities . There are two large stockpiles in the n rtheast
corner which will be used around the foundations .
Commissioner Conde asked how many lots in Section I have b en sold,
and Mr . LeFoll said no titles have been transferred yet , bit twelve
are under construction and there are another six or eight 3uyers
who are on the verge of entering into contracts but can ' t lo so until
they have approval from IWA. Mr . LeFoll said it is their intention
to complete all the lots in Section II by the end of this Fear , since
it appears the interest is there .
Planning & Zoning Commission -4- 7/16/8
Mr . Conde said he agrees with the Planning Director that the Roffman
parcel and right-of-way should be one piece, and possibly Rots 43 or
44 should not be built upon until that is taken care of since there
is no provision in the Zoning Regulations for interior lot . Mr . LeFoll
said he would have to search the title to the Hoffman pare 1 in order
to know who to quit-claim to . Chairman Gilligan said he w uld like
to clarify whether this parcel is currently landlocked, or is something
the applicant doing landlocking it . Mr . LeFoll said no , they are not
landlocking it , and as a matter of fact they are opening it up .
Mr . LeFoll asked for clarification about submitting a Conservation Flan
for approval . He said they have never been required to do this in the
past , and didn' t know they had to . Mr . DeMallie said it hkLs been
slowly evolving, and suggested it just be included in the Submission
and then the applicant wouldn ' t have to return to the PZC A second time .
Mr . Hallowell suggested the plan should also show areas that will be
disturbed during construction which abut the open space .
Commissioner Hallowell asked if the agreement with LaCava provides
for a temporary cul-de-sac on the LaCava property at the e d of Sally
Drive . Mr. LeFoll said the agreement provides for nothing more than
for LaCava to install his sewer from their main trunk to his cul-de-sac .
The Pleasant Valley cul-de-sac is temporary. Mr . Hallowell said the
cul-de-sac will encroach on Lots 51 , 52 and 53 , and perhaps it would be
better to reach an agreement with LaCava to put the cul-de--sac on his
property for his access . This will eliminate the problem of disturbing
those lots at some future date when LaCava does come in with his plan.
Mr . Hallowell asked if the plans for Section II are identical to those
submitted to IWA, and Mr . LeFoll said yes.
Commissioner Smith expressed concern over the preservation of trees in
the area, especially the fact that trees could die in a few years
because of filling. Mr . Smith said they intend to use walkout basements
if necessary, and will try to preserve as many trees as possible .
Mrs . Smith asked for clarification of the flood line and wetland
areas and Mr . Smith pointed them out on the map . Mrs . Smith noted she
will be interested in looking at a conservation plan.
Chairman Gilligan asked if he heard correctly that the intent is to complete
this subdivision by the end of the year . Mr . LeFoll said es , that is
what Mr . Jacques intends . Mr . Gilligan asked what they mean by "complete" ,
and Mr . LeFoll said he believes Mr. Jacques means commence construction
of all houses by the end of the year . Mr . Gilligan asked when they
started selling lots , and Mr . LeFoll said in March or Apri . Mr. Gilligan
said it' s remarkable how quickly the houses are selling, aid asked
Mr . LeFoll what he attributes this to . Mr . LeFoll said th re' s no
question but that it ' s the interest rates . Sales are incr dible, and
the demand is there, especially in South Windsor . Mountai view was just
approved last week, and they already have contracts for tel homes .
Mrs . Klenke asked if there ' s a plan as to where Quarry Bro k and Sally
Drive will connect with Beechwood, the LaCava development . Mr . LeFoll
said they do not have a plan, and will have to wait for La ava.
Planning & Zoning Commission -5- 7/16/ 5
Mr . Conde made a motion to recess the public hearing for 1 minutes
at approximately 9: 20 P . M. , seconded by Mr . Sorenson and nanimously
voted in favor.
4. Application of R. S . K. Contractors, Inc . for a Specia4 Exception
and Site Plan of Development approval as required in the DA-15
Zone, for approximately 30 . 8 acres of land located on the east
side of Route #30, south of Mill Pond, to permit 16 tw -famil
and 68 single-family dwellings in a development known s "Lakewood"
Attorney William Grace was present on behalf of the applicant , along
with Jules Page, the engineer ; Gregory Montana, architect ; Fred Hesketh ,
traffic expert ; Alan Viets , landscape architect , and Richard Kelley .
Mr . Grace stated that the zone change and general plan was approved in
November of 1984 . They are asking for 100 units in the DA 15 zone.
In a normal condominium development the owner owns the areca between
the walls and the rest is owned by the association. They would like
to build a home within the regulations in an area within a "envelope" .
The owner would be able to place the house how he wants it and the
finished concept gives the owner an esclusive area for a g ven number of
feet outside the building.
Mr . Page , the site engineer , said the site is 37 acres and of this
30 . 8 is zoned DA-15 and the remainder is floodplain. The r basic
approach is to preserve as much as possible and work with the land.
The principal street was designed so that they will require very little
cuts and fills . The sewers are gravity flow starting in a trunk line
by Hilton and will cross the parking lot of the restaurant "Mill on
the River" . There is natural detention on the site and t ey have
approval from the Inland Wetlands Agency/Conservation Commlerved
ssion.
They will follow the Soil Conservation Service guidelines nd disturb
as little of the land as possible. The 100 homes will be by
gravity sewers. There will be no increase in run-off , and the
project will be built in three phases . The site plan follows the
General Plan,which the Commission already approved,very closely .
Mr . Alan Viets then outlined the landscape plan for the Commission,
pointing out areas where there are Oak, Beech and Maple trees .
The smaller units which can be moved will accommodate the beautiful
vegetation on the site, much of which will be preserved. Mr . Viets
said he worked closely with the architect, Mr . Montana, so that the
landscaping will enhance the buildings .
Mr . Fred Hesketh of F. A. Hesketh Associates , then gave the following
report : He referred to the June 17, 1985 update of the traffic report
which had originally been presented during the public hearing on the
zone change . The main concerns were that southbound traf Iis must
execute a safe left turn into the property, and the proper sightline
along Ellington Road of 575 ' for traffic exiting that prop rty. He
referred to the site plan and said they can provide improvements
and provide a left-turn storage lane for southbound traffic , and improve
sightlines for exiting traffic . A copy of Mr . Hesketh' s June 17 , 1985
letter to Mr . Page, which is part of the report he submitted , is attached
hereto , marked "Exhibit A" . Mr . Hesketh said they have s bmitted
Planning & Zoning Commission -6- 7/16/8
a major generator application to the State and have been in touch
with them two times. The State takes between 120 and 150 days to
review such applications, and they have had it for 30 days
Gregory Montana, architect for the project , said the proposed
units will be expandable, affordable and beautiful . Phase I consists of
32 homes . Mr . Montana said he thinks many will have screened-in
porches , and they will be able to take advantage of the solar energy
feature if they wish . They are trying to keep the overall dimensions
of the duplexes to 90 ' . There will be units from 1 , 050 s . f . with
two bedrooms , to a 1, 350 s. f . Cape with 3 bedrooms . There is also
a small ranch and saltbox available . All units will have garages and
back-up driveways for additional parking. There is an option for a
two-car garage . Mr. Montana noted as the development progresses , there
may be a demand for different types of housing in future plkases . The
concept will not be changed, but just the style of the building .
Mr . Richard S . Kelley then spoke at length about the variOlLS types of
development in town. He said they plan to market the smallest unit
in Lakewood at $94, 900 - with the bare minimum of extras . A Windshire
Abbe 1 , 250 s . f . raised ranch sold last month for $115 ,000 He noted
a buyer would come up with 15% down - $14, 250 - and have a $87, 000
mortgage. At 12%, principal and interest would be $831 , plus $248 for
taxes and another $15 for insurance. There would be an Association
fee of $65 , making a total monthly payment of $1 , 159 . He noted that
this is "affordable" housing today . A couple of years ago that
same house would have sold in the early $70, 000 ' s .
Mr. Kelley noted that Mill on the River has given them permission
to run the sewers through their parking lot , and are anxious to have
it done so they can have the lot paved . If they have to wait until
Spring to start work, the cheapest home will sell for about: $100,000
or $110,000 . He said they would like approval of the entire concept ,
and permisssion to get building permits for Phase I , and they will
come back for Phases II and III .
Town Planner DeMallie gave the following report : Density will be
about 3 . 25 units per acre, and unit size is the key factor , A large
Colonial would be massive for this density. He recommended a
zoning amendment addressing the maximum size permitted in DA-15 zone .
Building permits for this development will have to be issu d in clusters,
and they will need plot plans for each cluster . He recomm nded that
this be handled by Staff, rather than coming back to the C mmission.
He noted a system will have to be worked out. Easements f r utilities and
sewers are necessary. The site lends itself to this type cf development
and the key issue is traffic . The vegetation should be cut back from
Ellington Road and perhaps the applicant could work with Mill on the River
to cut back the bank, and do some landscaping. The plan should
address pavement markings and signage . He noted he would Irefer that
single family homes be visable from Ellington. A bus shelter may be requirec
for school children.
Planning & Zoning Commission -7- 7/16/85
Mr. DeMallie suggested an easement be provided giving access to
the pond to people in Town, and he also questioned the common useage
areas and asked if they would be shown on the plans . Attorney Grace
explained that before the condominium plans are filed they will define
the common areas, which will probably be around 181to 20' beyond the
building..
Town Engineer Martel reported as follows : The detention was originally
in the northwest corner overlooking the parking lot , and that has been
changed to a smaller location with a more sophisticated inlet /outlet
and that has been a positive change. The key map should show the
names of the abutting property owners on the key map . The plot plan
and topographic map should show the lateral locations for the sanitary
sewers , even though the actual placement of the residences aren ' t in yet .
The plumbing in the houses can be fitted to the location of the laterals .
Between manhole A-4 and manhole A-3 the storm crossing should be encased
in concrete . The horizontal curve data should be given on the principal
street . Monuments should be on all the angle points of the Town open
space . On the profiles where there is a grade difference of less than
2% the vertical curve should be removed. The sanitary sewer easement
should note it is in favor of the Town of South Windsor . The drainage
outlet structures should have a sump to act as an energy dissipater .
The rip rap should have some turf planting on top to take away from the
danger feature of the rip rap , and make it easier to walk over the
conservation easement area.
No one from the public spoke in favor of , or in opposition to the
application.
Mrs . Smith raised a question about whether houses in any given cluster
would be the same , and Mr . Kelley said they intend to have a mixture of
housing syles in each cluster .
Commissioner Smith asked when the road improvements would be made, and
was told the improvements would be made before anybody moves in, by
Mr . Hesketh.
Chairman Gilligan raised a question about how the units are expandable ,
and Mr . Grace explained that they can be expanded within their own
lot . Each house will have the 18 or 20 ' around it. -
There being no further comments the public hearing was adj urned at
11: 05 P . M.
Respectfully submit.te OF
Virginia S . Graney , Recording,.--Secretary
APPROVED :
f
1540 SULLIVAN AVENUE • SOUTH WINOSOR. CON . 06074
AREA CODE 203/644-25U
M BE M LISM IN 'I , JULY 41 1985
JIMY 1.1, 1985
LEGAL NOTICE
ZC7firN CF SCUTH WINDSOR
PLATING AND ZCN1NG CCMUSSICN
Notice is hereby given that there will be a public hearing of the Plium=g and
Zoning Cannissica on Tuesday, July 16, 1985 at 8:00 p.m. in the it Chambers
of the South Windsor Town Hall, 1540 Sullivan Avenue, South Windsor, to consider
the following:
1. Application of Hartford Jewish Federation for a resubdivision of land
an 's Highway, ktlown as lot #28, Parkcentre, IP Zone.
2. Application of Ryan Business Systems for a Site P'lan of DevelopmBnt for
property located on Governor's Highway, known as lot #28, P tre,
IP Zone.
3. Application of Clark Realty, Inc. for an open space resubdivisi in an A-20
Zone, known as "Pleasant Valley Hanes II, Section II," located on the
westerly side of Clark Street, consisting of 25 lots.
4. Application of R.S.R. Ccntractors, Inc. for a Special Exception and
Site Plan of Xwalqmnent approval as required in the DA-15 Zone, for
approadmately 30.8 acres of land located on the east side of Roure #30, south
of Mill Pond, to permit 16 two-family and 68-single family dwelliLngs in
a develop ant known as "Lakewood. "
Copies of these applications and maps more clearly defining the are
an file in the Office of the T&n Clerk of the Zbwn of South Windsor :At this
hearing intersted persons may appear and be heard and written tions
will be received.
PLANNING AND ZONING CCMMISSICN
Robert F. Gilligan, Chain
David H. Sorenson, Secretary
` F. A. HESKETH & ASSOCIATES, INC.
101 MILLBROOK COMMON•BLOOMFIELD,CT 06002•(203)242-7755
June 17, 1985
Mr. Julius Page
Page Engineering, Inc.
1750 Ellington Road
South Windsor, Connecticut 06074
RE: Lakewood
Ellington Road
South windsor
8 3r-3.3 0
t
Dear Mr. Page:
On Nove,Mber 16, 1984 we provided your office with a rep rt
documenting the results of our review of the tatfic impact
that Might be expected for the development of Lakewood, a
proposed 100 unit residential development in a Designed
Residence (DA-15 ) Zone proposed on the east side of Ellington
Road, south of the Podunk River and Mill Pond. A suppl mental
report dated December 7 , 1984 provided information on "wait"
time observed for traffic in Quarry Brook Drive entering
Ellington Road.
1
Our earlier reports indicated that a driveway or access road
to serve Lakewood must be selected with consideration o the
geometry of Ellington Road along the site frontage and in areas
a
immediately east and :vest of the site frontage, and inconsidera-
tion of those factors , pointed out that any driveway to serve the
property must be located at the south or west corner of the
property. Grading of the entrance drive must be such that
adequate vision is available for exiting traffic 'to see and to
be seen by traffic on Ellington Road for a distance of 575 To
F)e H ,g/T
traffic studies' t r a t t is engineering traffic planning
f
660 feet. We also expressed our concern that westboun traffic
have adequate vision to any vehicles slowing or stoppe on
Ellington Road to make a left turn into the property. That
concern can be addressed by a widening of Ellington Road to
insure by pass capability for through traffic when oth rs are
preparing to make a left turn.
We are enclosing herewith copies of a plan which depicts the
actual widening which is proposed. The plan depicts a widening
on the west side of Ellington Road of up to 7 feet in crder to
assure a 22 foot pavement for southbound traffic. The widening
will extend for a point 350 feet north of the drive and taper
to the south to match the existing pavement 200 feet south of
the driveway. The recommended widening and the accompanying
slope treatment can be accomplished within the existing 66 foot
' Connecticut Department of Transportation right of way. The
plan also provides for widening on the east side of the roadway
i
for a distance of about 600 feet. This widening also is of a
variable width but a maximum widening of about 7 feet aid will
permit the development of 15 foot travel lane for north ound
• traffic.
The entrance drive configuration is a 40 foot roadway marked
so that two, 12 foot lanes will exit theproperty onto E lington
F
Road and a single 16 foot lane will enter the property. 40 foot
radii are provided to permit large trucks to exit and enter
the property without infringing on adjacent travel lanes .
The plan also depicts a sight line profile for traffic ithin
the drive to Lakewood and demonstrates areas within the highway
-2-
right of way to both the north and south of the new roadway
which requires removal of vegetation and/or removal of earth
to insure adequate sight distance for safe entering and exiting
maneuvers.
The work effort outlined in these plans should be undertaken
by the developer under permits with the Connecticut Department
of Transportation.
I have attached hereto, in addition to the plans of the proposed
road widening, the background information and conclusions con-
tained—in our earlier reports . I will be available as May be
required to assist you in presentations to the owners or to
appropriate officials in the Town of South Windsor or tie
Connecticut Department of Transportation.
r
i
Very truly yours,
3 F. A. HESKETH & ASSOCIATES, INC.
Frederick A. Hesketh, P.E.
Enclosures
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t v� 1540 SULLIVAN AVENUE . SOUTH WINOSOR, CONN. 6074
�tiosoR•�o�� AREA CODE 203/644-2511
July 17, 1985
R. S. K. Contractors,- Inc.
1744 Ellington Road CERTIFIED MAIL
South Windsor; Ct 06074
Dear Sir:
At the July 15, 1985 meeting, the South Windsor Inland Wetlands Agency/Conservation
Commission approved with conditions Application No. 341 for the purpose of development
of DA-15 residential housing complex on property located on the west side of Ellington
Road, South Windsor.
The permit is based on the plans entitled "Lakewood" prepared for .S.K. .Contractors,
1744 Ellington Road, South Windsor, Connecticut, by consulting engineer of Page
Engineering, Inc. Such plans are dated 6-11-85, there being no revisions; sheets 1,3,4,
5,11,12,13,15,16,17 and 18 of 18. Permit is also based on landscape plans prepared for
R.S.K. Contractors, Inc. by landscape architects of Alan Viets Associates. Such plans
are dated 6=4-85, there being no revisions; sheets 6,7 and8.
The following conditions must be adhered to for this permit to be alid:
1. No trees along the bank on the crest of the slope should a removed.
2. Only trees in the direct path of the sewer line will be removed.
3. A $25,000. bond will be required.
4. Construction activities shall be subject to the approval of the
Town Engineer.
5. The application shall indemnify and hold harmless the Tomi of
South Windsor against any liability which might result from the
proposed operation or use.
6. The permit is valid for one year and shall expire July 15 1986 if
not initiated and completed within one year from the date of approval.
Very truly yours,
John Moran, Jr airman
INLAND WETLANDS AGENCY/
CONSERVATION COMMISSION
cc: Wm. E. Grace, lEsq.
A. B. Davies, D puty Town Engineer
Jacqueline J. Smith, Town Clerk
Richard J. Sartor, Town Manager
Richard Ryan, Deputy Mayor
Ro
bert F GiiilligaBlvildin;
n t -Chairmaffnii,P.ZC
eteerreDiMa fe; off Panning
Kenneth Brill, Ct��irman
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following the date such draft is presented to this Bank, f presented
aft r 11:00 a.m. , provided such draft is presented to thi Bank prior
to the termination of this Letter of Credit, as set orth above,
tog then with the written certifications required here der. All
documents presented to this Bank in connection with an demand for
paym nt hereunder shall be personally delivered to ociety for
Savings at 31 Pratt Street, Hartford, Connecticut, 06145 2200, or at
such other office of this Bank in Hartford, Connecticut, as shall b
d signated in writing by this Bank, to the specific attention of th
and rsigned officer:
Norman Gordon
Vice President
Real Estate Investment Department
For purposes of this Letter of Credit, "business day" shall mean any
day on which the main office of this Bank at 31 Pratt Street,
Hartford, Connecticut, 06145-2200 (or at such other location as shall
b designated in writing by this Bank) is open to the public for
carrying on substantially all of the banking functions of this Bank.
This Letter of Credit shall be governed by and subject to th law
of th State of Connecticut, including the Uniform Commercial Code as
adopted by the State of Connecticut.
Any communications with respect to this Letter of Cr it shall b
in writing and shall be addressed to this Bank at 31 P att Stre t,
P.O. Box 2200, Hartford, Connecticut, 06145-2200, Attent on: Norman •
Gordon.
Very truly yours,
SOCIET FOR SAVINGS
Norman Gordon
Its Vice President
NG/j f
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01
w� 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. O 074
801t•co� AREA CODE 203/644-2511
rfttpri�l -t + ly 17, 1985
V
R. S. K. Contractors Inc
JUL 22 1965
1744 Ellington Road CERTIFIED MAIL
South Windsor, Ct 06074 nth VWkXb"
Dear Sir: ft"ft a Z mft ftmom*
At the July 15, 1985 meeting, the South Windsor Inland Wetlands Age cy/Conservation
Commission approved with conditions Application No. 341 for the purpose cf development
of DA-15 residential housing complex on property located on the west sidE of Ellington
Road, South Windsor.
The permit is based on the plans entitled "Lakewood" prepared for R.S.K. Contractors,
1744 Ellington Road, South Windsor, Connecticut, by consulting engineers of Page
Engineering, Inc. Such plans are dated 6-11-85, there being no revisions; sheets 1,3,4,
5911,12,13,15,16,17 and 18 of 18. Permit is also based on landscape plans prepared for
R.S.K. Contractors, Inc. by landscape architects of Alan Viets Associates. Such plans
are dated 6-4-85, there being no revisions; sheets 6,7 and8.
The following conditions must be adhered to for this permit to be valid:
1. No trees along the bank on the crest of the slope should be removed.
2. Only trees in the direct path of the sewer line will be re oved.
3. A $25,000. bond will be required. -
4. Construction activities shall be subject to the approval of the
Town Engineer.
5. The application shall indemnify and hold harmless the Town f
South Windsor against any liability which might result from the',
proposed operation or use.
6. The permit is valid for one year and shall expire July 15, L986 if
not initiated and completed within one year from the date oE approval.
Very truly yours,
John Moran, J�rhairman
INLAND WETLANDS AGENCY/
CONSERVATION COMMISSION
cc: Wm. E. Grace, Esq.
A. B. Davies, Deputy Town Engineer
Jacqueline J. Smith, Town Clerk
Richard J. Sartor, Town Manager
Richard Ryan, Deputy Mayor
61obert F Gilligan, Chairman,PZC
homas D=Auria, wilding OffAial
Teter hDeMalliie, Birector
anning
John Shemo,lCoordinator EDC
Planning & Zoning Commission -4- 7/30/85
Mrs . Rossi then moved approval of the site plan of development for
Ryan Business Systems, for property on the south side of Governor ' s
Highway, in an IP zone, as shown on plans prepared by Palmb rg &
Russo, dated 6-5-85, Map 85013, subject to the following modifications:
1 . Outdoor lighting for pedestrian entrances and the parking
lot must be indicated on the plan.
2 . Monuments along Governor ' s Highway must be shown.
3. No outdoor storage is permitted.
4 . A waiver is granted in accordance with Section 4 . 8 . 4 . 5 .D .
5 . No building permits will be issued until the final plans are
on file in the Town Clerk' s Office .
6 . Prior to commencement of site work , a meeting must be held
with Town Staff .
7. This approval is subject to the conditions of approval
of the Inland Wetlands Agency/Conservation Commission.
A black and white mylar, together with three paper pri ts ,
with the letters of approval of this Commission as welL as the
Inland Wetlands Agency/Conservation Commission, must be submitted
to the Commission to be stamped and signed, and must be filed
in the Town Clerk' s Office within 90 days (by October 28 , 1985) .
Mr . Conde seconded the motion and it was unanimously voted in favor
and so ordered.
9. App. #1041 - Site Plan for J . E. Shepard - 90 Bidwell R ad - Deal ' s
Mr . Elliott Popper, President of Connecticut Apparel. Mercha ts, who
leases the building on this site from J. E. Shepard, was present.
He showed the Commission a revised parking plan , and noted that
they would have the same number of spaces . Ken Peterson wag also
present and stated that the surface water will go into the existing
detension basin. The Commissioners noted that the plantings should
be in and the parking lot paved no later than October 30th. Mrs. Rossi
made a motion to approve the amended plan revising the park ng area,
as shown on the plan prepared by Gardner & Peterson Associates ,
dated 7-29-85 , Map No . 6178-Q. All plantings are to be in lace,
and the parking area should be paved, no later than October 30 , 1985 .
Mrs. Montana seconded the motion and it was unanimously voted in
favor and so or
10. App :. lt;e9,l - R. S . K. C ntractors , Special Exception a d Site
Plan or "Lakewood" - A-15 zone
Mrs. Montana ha ualified herself from sitting on this application
and left the room during the following discussion.
Planning and Zoning Commission -3- 7/30/85
Mrs . Klenke moved that the $300 , 000 be reduced to $1 , 000 ; the
$20 , 000 bond for sidewalks be retained, and the $15 000 bond
for water hook-ups be released. Mr . Conde seconde the motion
and it was unanimously voted in favor and so ord ed .
Regarding Section III, Mr . Martel noted U & R s building these
homes and a $20 , 000 bond was requried to ensu a proper grading
on Lots 48 , 49 and 50 . Mr . Martel said he w uld recommend the
bond be released . Mr . Conde made a motion o release the $20 , 000
passbook it is holding to ensure proper ading on Lots 48 , 49
and 50 . Mrs . Montana seconded the motio and it was unanimously
voted in favor and so ordered .
8 . App. #1084 - Hartford Jewish Feder tion Resubdivision, Lot 28
App . #1083 - Ryan Business Syste , Site Plan, Lot 28 , Parkcentre
The Commissioners reviewed the plan for the resubdivision and site
plan. It was noted that Ryan Busi ess is in the business of selling
and repairing office copy machine Messrs . DeMallie and Martel
reviewed the comments they made t the public hearing.
Mrs . Rossi then moved approval of the application of Hartford Jewish
Federation for a resubdivisio , as shown on a plan prepared by
Palmberg & Russo , dated 12-19 80 , revised to 1-28-85 , No . 7862 , subject
to the following conditions:
1 . Sideyards should a shown.
2 . Iron pins and mo uments should be indicated.
3 . Grantees of all drainage rights-of-way should be identified .
4 . A $10 , 000 sure y bond shall be required to ensure completion
of a portion o Governor ' s Highway,which bond shall be
reduced to $2 500 .
5 . Prior to com encement of site work, a meeting must be held
with Town S ff .
6. A drainage ssessment fee in the amount of $50 shall be
submitted.
7 . No buildi g permits will be issued until the final plans
are on fie in the Town Clerk' s Office .
8 . This approval is subject to the conditions of approval of
the Inland Wetlands Agency/Conservation Commission.
Within 90 d;Ays (by 10/28/85) a black and white transparent
mylar , tog4ther with three paper prints , with the letters of
approval o..f this Commission and the Inland Wetlands Agency/
Conservation Commission reproduced thereon, shall be submitted .
The mylar will be stamped and signed by this Commission and
filed in ;the Town Clerk' s Office .
L
Mrs . Klenke seconded the motion and it was unanimously voted in favor
and so ordered .
Planning & Zoning Commission -5- 7/30/85
Mr. Conde said he has concern tna.t once the ownership is
in the condominium association, could a unit owner go to the
ZBA? With expandable housing, such as in this DA-15 zones can
they only add things that are clearly permitted in the rul s of
the condominium association? Questions were raised as to hether
a property owner could go to the ZBA for a variance to cir umvent
the association rules , or whether the condominium association could
go to the ZBA for variances. After further discussion, the Chairman
instructed the secretary to write to the Town Attorney for a legal
opinion regarding the above .
Mr . Conde said he is not prepared to discuss this matter tonight ,
since he didn ' t think the Commission would get this far on the agenda
in an hour. Mrs . Klenke asked if there was any real problem with
this application. Commissioners commented on the fact that "affordable"
housing like this would result in monthly payments of $115 .
Chairman Gilligan reviewed the comments made by the Planni g Director
at the Public Hearing. He noted that he doesn ' t think the Commission
can require the developer to give access to the pond, and cuestioned
whether an easement should be required. Mr . Conde said th t the pond
is private property and it would be premature to require easements
for access . He noted that he also thinks the open space a ound the
pond should be for the use of the condominium residents . ther
Commissioners concurred with him. Mr . Conde said that th one thing
that bothers him is that there doesn ' t seem to be any firm plan for
the clusters. He said he thinks it should be shown on the plan, and
he would like the Commission to see it as it is approved .
Mr . DeMallie said he thinks it will have to be handled by own staff
administratively. Mrs. Klenke noted that this is a uniqu and new
concept . Mr . Conde said each unit will have an exclusive se area,
and if they add on to the house in the future would it be ossible
that they infringe on sideyards, etc . Mr . Gilligan said t e
Commission can just require that any building in an exclusle
ve use
must conform to the setback requirements . Mr . Conde said would like
to be sure the buildings remain conforming.
The Commissioners concurred that no c/o ' s would be issued Until a
plot plan for a cluster is reviewed by the Engineering and Plannin¢
Department, and prior to release of a c/o an inspection would be made
by the Engineering Department . Mr . Gilligan emphasized th t the
Commission wants to end up with a map showing where everyt ing is .
Mr. Martel noted that as-builts will be required. Mrs . K1 nke said
Phase I will have to be reasonably complete before they ca go onto
the next phase. Landscaping and other elements should also be in
place , and grading should be done between this site and Mill on the
River , subject to the Town Engineer ' s approval . Also , the
Commissioners concurred that the applicant must conform to the regulations
regarding the appearance of two-family dwellings .
Planning & Zoning Commission -6- 7/30/85
Mr . DeMallie raised a question about his comment at the public hearing
concerning maximum square footage of a dwelling , and the fact that he
thinks it is desirable . Mr . Gilligan disagreed and said he is
bringing up items that do not have to be addressed , and that
he sees no reason why a unit can ' t be larger if the owner wants it .
Mrs . Klenke then made a motion to approve the application of R. S . K.
Contractors for a special exception and site plan of development for
30 . 8 acres located on the east side of Ellington Road, south of Mill
Pond , in a DA-15 zone , as shown on plans prepared by Page Engineering ,
Inc . , dated 6-11-85 , Project 85-004 , consisting of 18 sheets , subject
to the following :
1 . This approval is for 68 single-family and 16 two-family dwellings
(100 units) ; however , building permits and certificates of
occupancy will be issued initially for Phase I , consisting of
23 single-family and 5 two-family dwellings (33 units) .
The first phase shall also include improvements to Route #30
(Ellington Road) as indicated on the plans , which is subject
to the approval of the Town Engineer and Connecticut Department
of Transportation.
No building permits or certificates of occupancy will be issued
for subsequent phases until all site improvements in Phase I
have been substantially completed and inspected by this Commis-
sion, the Town Engineer and Building Official , for the purpose
of certifying that all construction in Phase I is in accordance
with the approved site plan in all respects , including the
construction of the utilities , roads and amenities as required
therein; and until a landscaping plan and plans/profiles for said
subsequent phases have been approved by this Commission .
2 . Prior to the issuance of a building permit for a dwelling:
a. A topographic map/plot plan, drawn to a scale of 1" = 40 ' ,
shall be submitted to the Building Department for each
dwelling showing the existing and proposed contours , basement
floor or slab floor elevations , exclusive use areas , distances
between buildings , utility connections , driveways and sidewalks .
b . A topographic map /plot plan, drawn to a scale of 1" = 40 ' ,
ixQrtraying the location of the dwelling within the
surrounding cluster of dwellings , including the map
elements described in la above , has been submitted to the
Building Department .
C . The maps required in 2a and 2b above , may be one and the same ,
provided all required information is included , and shall be
approved by the Planning & Zoning Commission as being in
accordance with the regulations .
Planning & Zoning Commission -7- 7 30/85
3 . Prior to the issuance of a Certificate of Occupancy for a
dwelling:
a. A roadway base and binder course of bituminous concrete
for the principal and secondary streets servinj said dwelling
must be completed to the satisfaction of the T wn Engineer .
b . If , for any reason, finished grading and site work is not
completed to the Town Engineer ' s satisfaction for any dwelling,
the Town Engineer shall determine the amount off a cash bond
to ensure completion of site work.
C . An as-built drawing showing the location of the dwelling ,
floor elevation, utilities , driveway , exclusive use area
and final grading , shall be submitted to the B ilding
Department. Said drawing is subject to the approval of the
Town Engineer .
4 . The location of all buildings, including expansion of a building
into the exclusive use area, must conform to all setback require-
ments in the Zoning Regulations .
5 . All improvements to Route 30 (Ellington Road) must be completed
prior to issuance of a Certificate of Occupancy for any unit
in Phase I . Applicant shall coordinate with the adjacent
property owner (Mill on the River) to improve sigh line and
landscaping on the east side of Route 30 .
6 . Applicant shall conform to Section 6 . 3 . c . 5 regarding design of
two-family dwellings .
7 . Landscaping of a dwelling unit must be completed no later than
six months from the date of issuance ova Certificate of Occupancy .
8 . The plans, shall be modified as follows:
a. The width of perimeter setback and buffer areas shall be
defined on the plan .
b . Sheet #2 shall indicate pavement markings and signage .
C. Concrete sidewalks shall be shown on the north 3ide of
the principal interior street .
d . The key map shall show the names of abutting property owners .
e . The plot plan and topographic map shall show the lateral
locations for the sanitary sewers .
f. The plans shall indicate the storm crossing between manholes
A-4 and A-3 is encased in concrete.
g. Horizontal curve data should be given for the principal street .
h. Monuments shall be shown at all angle points of the Town
open space, and must be installed by the applic nt .
i. On the profiles where there is a grade differen a of less
than two percent , the vertical curve should be emoved .
Planning & Zoning Commission
j . The sanitary sewer easement should be in favor of the Town of
South Windsor.
k. The drainage outlet structures should indicate a sump to act
as an energy dissipater .
1 . Turf plantings shall be placed on the rip rap , subject to the
Town Engineer ' s approval .
M. The sign shown on Sheet 8 shall not exceed 20 s . f . in
accordance with Section 4 . 3 . 30 . 4 . 8 .
9 . A liability insurance policy shall be submitted to this Commission
naming the Town of South Windsor as an insured , with a combined
single limit for bodily injury and/or property damage in the
amount of $1 , 000 , 000 .
10 . A drainage assessment fee in the amount of $1 , 650 shall be submitted
for Phase I .
11 . Quantity estimates must be submitted to the Town Engineer in order
to determine bonding amounts to ensure completion of improvements
in Phase I . In the event the Commission votes to accept a Letter
of Credit in lieu of a surety bond , for a one year term, said Letter
of Credit must be renewed on a yearly basis until completion of
the development. If a new Letter of Credit has not been received
within 30 days before the acpiration date , the Commission may , at
its option , call the Letter of Credit it is holding .
12 . This approval is subject to the conditions of approval of the
Inland Wetlands Agency/Conservation Commission, and Water Pollution
Control Authority.
13 . Deeds for the open space , and sanitary sewer easements must be
submitted to this Commission prior to filing said plans . They
must be approved by the Engineering Department and Town Attorney ,
and be in accordance with the policy for accepting deeds (attached) .
The deed for the open space will be held in escrow until completion
of the development , and will then be referred to the Town Council
for acceptance.
14 . No building permits will be issued until the final plans have
been filed in the Town Clerk ' s Office .
15 . A bus shelter may be required , subject to the approval of the
Superintendent of Schools .
16 . Prior to commencement of site work , a meeting must be held with
Town Staff .
Black and white transparent mylars of Sheets #1 through and
including #8 , and Sheet #11 , together with three paper prints of the
complete plans, shall be submitted to this Commission to be signed
and stamped. The letters of approval of this Commission , as well as the
Inland Wetlands Agency/Conservation Commission,must be reproduced on
the mylars . After signing , the mylars must be filed in the Town
Clerk ' s Office within 90 days from the date of approval (by October 28 ,
1985) .
Mrs. Rossi seconded the motion and it was unanimously voted in favor and
so ordered .
1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 0 074
f��SOR•co�' AREA CODE 203/644-2511
TO BE PUBLISHED IN THE JOURNAL INQUIRER SATURDAY, AUGUST 3, 1985
LEGAL NOTICE
TOWN OF SOUTH WINDSOR
PLANNING AND ZONING COMMISSION
At the July 30, 1985 meeting, the Planning and Zoning Commission w
voted to take the following action:
1 . Approve, with modifications , the application of Hartford
Jewish Federation, for a resubdivision of land on Governor ' s
Highway, known as Lot #28, Parkcentre , IP zone .
2. Approve , with modifications , the application of Ryan
Business Systems , for a Site Plan of Development for
property located on Governor ' s Highway, known as Lot 28 ,
Parkcentre, IP zone .
3. Approve a modified site plan for J . E. Shepard Company , for
property located on Bidwell Road, as shown on a plan prepared
by Gardner & Peterson Associates, dated 7-29-85 , Map 11o .
6178-Q, I zone.
4 . Approve, with modifications, the application of R. S . K.
Contractors , Inc . for a special, exception and site P14Ln of
development for approximately 30. 8 acres located on the east
side of Ellington Road, south of Mill Pond, to permit 16
two-family and 68 single-family dwellings in a develo went
known as "Lakewood" , and approved issuance of buildin permits
for Phase I consisting of 23 single-family and 5 two- amity
dwellings, DA-15 zone.
Dated at South Windsor , Connecticut this 31st day of July 1985.
PLANNING AND ZONING C MMISSION
Robert F. Gilligan, Cliairman
David H. Sorenson, Secretary
.w
a T-OWI-7, O-A,S-O-Utk, V 't
1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 0 074
AREA CODE 203/644-2511
August 13, 1985
I
William E. Grace, Esq. _
25 Oakland Road _
South Windsor, Ct. 06074 -
Dear Bill: -
Re: App. #1091 - Lakewood
R. S. K. Contractors, Inc.
Please be advised that the Planning and Zoning Commission voted on
July 30, 1985 to approve the above application for a special
exception and site plan of development for 30. 8 acres located on the
east side of Ellington Road, south of Mill Pond, in a DA-15 zone,
as shown on the plans prepared by Page Engineering, Inc. , dated
6-11-85, Project 85-004, consisting of 18 sheets, subject to the
following:
1. This approval is for 68 single-family and 16 two-famil dwellings
(100 units) ; however, building- permits and certificate of
occupancy will be issued initially for Phase I. consis ing of
23 single-family and 5 two-family dwellings (33 units) .
The first phase shall also include improvements to Rou a #30
(Ellington Road) as indicated on the plans, which is s b,ject
to the approval of the Town Engineer and Connecticut D partment
of Transportation.
No building permits or certificates of occupancy will a issued for subsequent phases until all site improvements in P ase I
have been substantially completed and inspected by th13 Commis-
sion, the Town Engineer and Building Official, for the purpose
of certifying that all construction in Phase I is in a cordance
with the- approved site plan in all respects, including the
construction of the utilities, roads and amenities as equired
therein; and until a landscaping plan and plans/profiles for - said
subsequent phases have been approved by this Commission.
2. Prior to the issuance of a building permit f-ar-a dwell ng:
a. A topographic map/plot plan, drawn" to a scale of 1 ' = 4011
shall be submitted to the Bui;ding Department for ach
showing the eaistin -_ and proposed contour , basement
floor or slab floor elevations, exclusive use areaind
, distances
between , utility connections, driveways sidewalks.
77777
t
William E. Grace, Esq . 2- 8/1311 5
b . A plot plan, drawn , t- Ja scale of 1 ' 40 ' ,
portraying the location of the dwelling within the
surrounding cluster of dwellings , including the ma
elements described in la a.btive, has been submitted to the
Building Department.
C. The maps required 1- . and 2b above, may be one and the same,
provided all re'red information is included, and shall be
`"-_approved by true Planning & Zoning Commission as being in
accordance ,,41th the regulations . _ +
3 . Prior to the- issuance of a Certificate of Occupancy for a
dwelling:
a. A roadway base and binder course of bituminous con rete
for the principal and secondary streets serving sa d dwelling
must be completed to the satisfaction of the Town agineer.
b. If, for any reason, finished grading and site work is not
completed to the Town Engineer 's satisfaction for any dwelling,
the Town Engineer shall determine the amount of a eash bond
to ensure completion of site work.
C. An as-built drawing showing the location of the dw lling,
floor elevation, utilities, driveway, exclusive us area
and final grading, shall be submitted to the Build ng
Department.., Said drawing is subject to the approv 1 of the
Town Engineer .
4 . The location of all buildings, including expansion of a building
into the exclusive use area, must conform to all setback require-
ments in the Zoning Regulations.
S. A11 improvements to Route 30 (Ellington Road) must be ompleted
prior to issuance of a Certificate of Occupancy for an unit
in Phase I. Applicant shall coordinate with the adjac nt
property .owner (Mill on the River) to improve sightlin and,
landscaping on the east side of Route 30 .
6. Applicant shall conform to Section 6.3.c.5 regarding design of
two-family dwellings.
7. Lan scaping of a dwelling unit must be completed no later than
six- months from the date of issuance of a Certificate of Occupancy.
8. The plans shall be modified as follows:
a. The width of perimeter setback and buffer areas shall be
defined on the plan.
b. Sheet #2 shall indicate pavement markings and sign age.
,mot 77
i
William E. Grace, Esq. -3- 8/13/8
C. Concrete sidewalks shall be shown on the north side of
the principal interior street.
d. The key map shall show the names of abutting property owners .
e . The plot plan and topographic map shall show the lateral
locations for the sanitary sewers .
f. The plans shall indicate the storm .crossing betweea manholes -'
A-4 and A-3 is encased in concrete.
g. Horizontal curve data should be given for the prin ipal street .
h. Monuments shall be shown at all angle points of the Town
open space, and must be installed by the applicant.
i. On the profiles where there is a grade difference of less =
than two percent, the vertical curve should be removed.
j . The sanitary sewer easement should be in favor of the Town of =_
South Windsor. "
k. The drainage outlet structures should indicate a sump to act
as an energy dissipater .
1 . Turf plantings shall be placed on the rip rap , subject to the
Town Engineer' s approval .
m. The sign shown on Sheet 8 shall not exceed 20 s. f . in
accordance with Section 4. 3 . 30. 4. 8.
9 . A liability insurance policy shall be. submitted to this Commission
naming the Town of South Windsor as an insured, with a combined
single limit for bodily injury and/or property damage in the
amount of $1,000,000.
10. A drainage assessment fee in the amount of $1 ,650 shall be submitted
for Phase I.
11. Quantity estimates must be submitted to the Town Engin er in order
to determine bonding amounts to ensure completion of i provements
in Phase I. In the event the Commission votes to acce t a Letter
of Credit in lieu of a surety bond, for a one yeas ter , said Letter
of Credit must be renewed on a yearly basis until comp etion of
the development. - If a new Letter of Credit has not be n received
within 30 days before the arpiration date, the Commissi n may, at
its option, call the Letter of Credit it is holding.
12. This approval is subject to the conditions of approval of the
Inland Wetlands Agency/Conservation Commission, and. Wa er Pollution
Control Authority.
13 . Deeds for the open space,and sanitary sewer easements ust be
submitted to this Commission prior to filing said plan They
must be approved by the Engineering Department and Tow Attorney,
and be in accordance with the policy for accepting dee s (attached) .
The deed for the open space will be held in escrow until completion
of the development, and will then be referred to the Town Council
for acceptance.
- -will, 1 1
•
I
William E. Grace, Esq. -4- 8/13/85
E
14 . No building permits will be issued until the final plans have
been filed in the Town Clerk' s Office.
15. A bus shelter may be required, subject to the approval of the
Superintendent of Schools .
16 . Prior to commencement of site work, a meeting must be held with
Town Staff. -
Black and white transparent mylars of Sheets #1 through and -
including #8, and Sheet #11, together with three paper prints of the
complete plans, shall be submitted to this Commission to be signed and stamped. The letters of approval of this Commission, as well as the =
Inland Wetlands Agency/Conservation Commission,must be repr duced on =_-
the mylars. After signing, the mylars must be filed in the Town
Clerk' s Office within 90 days from the date of approval (by October 289
1985) .
Yours very truly,
PLANNIN ZONING COMMISSION
vg By:
Robert F. Gikfigan, C a rman
CC: R. Martel, Town Engineer
P. DeMallie, Town Planning Director
T. D'Auria, Building Official
E. Belleville, Assessor
W. Lanning, Fire Marshal
Water Pollution Control Authority _
Inland Wetlands Agency/Conservation Commission
Page Engineering, Inc.
R. S. R. Contractors, Inc. -
Gregory Montana Associates
. _ _ -
E I V E D
AUG 23 1985
10tJ&
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1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN.[,QjjWQM.RITTE1"API
�'dsaR-CO AREA CODE 203/644-2514
August 20, 1985
l
r
Richard M. Rittenband, Esq.
1734 Ellington Road L�
South Windsor, Ct . 06074 - i
Dear Dick:
Re: DA-15 Zone
During our discussion on the Lakewood application, a question
was raised as to whether a homeowner could apply to the Zoning
Board of Appeals for a variance and thereby circumvent the
Condomonium Association rules; or, whether the Associat on itself
could apply to the Zoning Board for variances and circu vent our
approved site plan insofar as distances between buildin s , etc .
are concerned.
The homes in this zone are expandable and the Commission is concerned
that once a site plan is approved the developer will be able to
somehow build other than as indicated on the approved site plan.
Is there anyway the Commission can control this?
I believe Lakewood may be on our agenda on September 3r
regar the approval we granted, and I would appreciate hearing
f before then, if possible .
y Yours verytruly,
Y,
01 PLANNING AND ZONING COMMISSION
�9 19
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Q�anp►n�
R bert F. Gi ligan, Chiirman
i Y
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u
1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 0 074
ftidsoa.coe� AREA CODE 203/644-2511
August 20, 1985
Richard M. Rittenband, Esq.
1734 Ellington Road
South Windsor, Ct . 06074
Dear Dick:
Re: DA-15 Zone
During our discussion on, the Lakewood application, a question
was raised as to whether a homeowner could apply to the Zoning
Board of Appeals for a variance and thereby circumvent the
Condomonium Association rules; or, whether the Association itself
could apply to the Zoning Board for variances and circu vent our
approved site plan insofar as distances between buildings, etc.
are concerned.
The homes in this zone are expandable and the Commission is concerned
that once a site plan is approved the developer will be able to
somehow build other than as indicated on the approved site plan.
Is there anyway the Commission can control this?
I believe Lakewood may be on our agenda on September 3r
regarding the approval we granted, and I would appreciate hearing
from you before then, if possible .
Yours very truly,
PLANNING AND ZONING COMMISSION
f yx��-�46vg By: jr,
Robert F. Gi ligan, C irman
r �(
MEMORANDUM:
DATE: November 21, 198
TO: Planning & Zoning Commission
FROM: Peter R. DeMallie, Director of Planning
RE: Lakewood Approval Letter
The attached modifications to your August 13, 1985 Lakewood
approval letter are offered in order to clarify the required
procedures prior to issuance of building permits in a
Designed Residence (DA-15) patio home development.
A 7 //
Peter R. DeMallie
PRD/j sv
enclosures
Replace item 2 with the following:
112. Prior to the issuance of a building permit for a dwelling:
a. A topographic map/plot plan, drawn to a scale
of 1" = 401 , shall be submitted to and appr ved
by the Planning & Zoning Commission, portra ing
the following elements for the cluster containing
said dwelling:
1. The location of all envelopes within
which buildings (or any future additions)
will or may be located (i.e. , buildi g
envelopes) ;
2. Existing topography, and proposed to o-
graphy if substantial grade changes are
necessitated;
3. Identification of the unit type (single -
or two-family, and proposed model) for
each building location;
4. Building setbacks, as required in the
zoning regulations;
5. Proposed exclusive use areas (e.g. , by ease-
ment or fee simple) , over which the dwelling
unit owner has control and/or maintenance
responsibilities.
b. A topographic map/plot plan, drawn to a scale of
1" = 401 , shall be submitted to the Building Depart-
ment, and approved by the Town Engineer and Planning
Department, for each dwelling, portraying:
1 . The proposed building footprint;
2 . Basement slab or lower floor elevations;
3. Existing and proposed contours;
4. Proposed landscaping;
5 . Utility connections ;
6. Driveways/sidewalks ;
7 . The location of the dwelling within the surround-
ing cluster of dwellings; and
8. All map elements described in 2.a above.
c. The maps required in 2 .a and 2.b above, may be one
and the same. "
7-awn O-A SoaM W)&zdAot
1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 0 074
S It.co� AREA CODE 203/644-2511
November 22, 1985
Mr. William E . Grace, Esquire
25 Oakland Road
South Windsor, Connecticut 06074
RE: "Lakewood" - Application No. 299
Dear Sir:
At the November 18, 1985 meeting, the South Windsor Inland
Wetlands Agency approved a one-year extension for your appli-
cation No. 299 for property located on Ellington Road. The
extension becomes effective December 11, 1985 (the expiration
date of the original permit) through December 11, 1986.
Very truly yours,
John J. Moran, Jr. , Chair an
INLAND WETLANDS AGENCY/
CONSERVATION COMMISSION
TOWN OF SOUTH WINDSOR
JJM/j sv
cc: A. B. Davies, Deputy Town Engineer
Jacqueline J. Smith, Town Clerk
Richard Sartor, Town Manager
Lincoln Streeter, Council Liaison
Robert F. Gilligan, Chairman PZC
Thomas D 'Auria, Building Official
Peter DeMallie, Director of Planning
Kenneth Brill, Chairman EDC
RSK Contractors, Inc.
Page Engineering
1
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4 w� 1540 SULLIVAN AVENUE - SOUTH WINDSOR, CONN. 06074
. AREA CODE 203/644-2511
December 11, 1985
William E. Grace, Esq.
25 Oakland Road
South Windsor, Ct. 06074
Dear Bill:
Re: App. #1091 - Lakewood
The Planning and Zoning Commission voted on November 26th to
amend its approval letter in the above matter, which was dated
August 13, 1985.
Paragraph 2 in that letter is deleted as written, and sh4ill now
read as follows :
2. Prior to the issuance of a building permit for a dwe ling:
a. A topographic map/plot plan, drawn to a scale of
1" = 40 ' , shall be submitted to and approved by he
Planning and Zoning Commission, portraying the following
elements for the cluster containing said dwelling:
1. The location of all envelopes within which buildings
(or any future additions) will or may be located
(i. e. , building envelopes) ;
2. Existing topography, and proposed topography, if
substantial grade changes are necessitated;
3. Identification of the unit type (single-fami y or ,
two-family, and proposed model) for each bui ding
location;
4. Building setbacks, as required in the zoning regula-
tions;
b. A topographic map/plot plan, drawn to a scale of 1" = 401 ,
shall be submitted to the Building Department, a d approved
by the Town Engineer and Planning Department, for each
dwelling, portraying:
1. The proposed building footprint;
2. Basement slab or lower floor elevations;
3. Existing and proposed contours;
4. Proposed landscaping;
William E. Grace, Esq. -2- 12/11/ 5
5. Utility connections;
6 . Driveways/sidewalks;
7. The location of the dwelling within the surr und-
ing cluster of dwellings; and
8. All map elements described in 2. a above.
C. The maps required in 2. a and 2.b above, may be one and
the same.
All other conditions outlined in the approval letter dated
August 13, 1985 will remain in full force and effect.
This letter, as well as the August 13th letter, must be reproduced
on the mylars prior to filing same in the Town Clerk ' s Office.
Yours very truly,
PLANNING AND ZONING C MMISSION
vg By:i r-
Robert F. G' igan ChairJan
CC: R. Martel, Town Engineer
P. DeMallie, Planning Director
T. D'Auria, Building Official
R. S. K. Contractors, Inc.
Jim
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T-awn' 0-le Soa� ?dzt�
1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. 05074
f��SOA•co�'� AREA CODE 203/644-2511
January 15, 1986
William E. Grace, Esq.
25 Oakland Road
South Windsor, Ct. 06074
Dear Bill:
Re: App. #1091 - Lakewood
R. S.K. Contractors, Inc.
Please be advised that the Planning & Zoning Commissi n voted
to grant a 90 day extension of time in which to file the final
plans in the above matter. The extension is from Jan ary 26,
1986 to April 26, 1986 .
Please note that this is the last extension we are permitted
to grant you.
Yours very truly,
PLANNING & ZONING COMMISSION
vg By:
Robert F. Gilligan, ChairmaA
CC: R. S. K. Contractors, Inc.
M E M O R A N D U M Janua y 21 , 1986
TO : C . F . Shaw, Superintendent of Pollution Control
RE : LAKEWOOD - REVISED SANITARY SEWER PLAN
I have reviewed the plans Lakewood-Revised Sanitary Sewers Plans ,
1-14-86 , scale 1"=401 , sheets 1 , 2 , 3 of 3 prepared by Fuss & O 'Neill
of Manchester , Connecticut . My concerns are :
1 . The applicant must return to the Conservation/IWA for their
approval--as the inverted siphon is under the Plum Gully Brook.
2 . Normal construction would dictate a coffer dam to be erected .
This would require a Water Diversion Permit from the
Connecticut D . E.P . .
3 . I would request an assurance from the design engineers that
velocities of the fluid shall be sufficient for self-cleaning
but not excessive as to cause scouring .
4 . After the construction of the inverted siphon--the Town shall
have access to the sewers north of the Plum Gully .
5 . That any bridging or roadways that are to be constructed ,
FEMA be made aware of this activity due to the 100 year
flood limits .
6 . If approved , the Town not take ownership of this line until
the final phase of Lakewood is released from its bonding
obligations .
7 . T_ would further recommend that the developer keep detailed
records of maintenance with respect to the inverted siphon .
These records should be made a-,:ailable to the Water P llution
Control Authority prior to final acceptance by the To •:n .
Richard P . Martel , P .E . & L . S . -
Town Engineer
RPM:bmr
cc : J . Carino , Chairman-=W.P .C .A.
P . DeMallie , Director of Planning
R. Gilligan , Chairman , P & ? C
tow N sE4
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a
4 �(1 1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. 06074
r'�'osoR.co� AREA CODE 203/644-2511
February 18, 1986
Richard M. Rittenband, Esquire
South Windsor Town Attorney
1734 Ellington Rd.
South Windsor, Ct 06074
Re: Sewer Easement
Mill On The River -- Lakewood
Dear Attorney Rittenband:
I have reviewed the easement document as submitted. I have one correction,
a bearing direction. I also have copies of the map of which should have the
abutter indicated.
In my research, I made copies of the "Mill On The River" documents and it
would appear that a simple easement will not be adequate. I am encl sing the
copy for your review and files.
If you have any questions, I can be contacted at 644-2511 Ext. 244.
Very truly yours,
I �W •
A. B. Davies
Deputy Town Engine r
CC: Richard Martel, Town Engineer
Planning & Zoning Commission
t �r a�4(
1540 SULLIVAN AVENUE - SOUTH WINDSOR, CONN. 06074
e•co�� AREA CODE 203/644-2511
February 19, 1986
William E. Grace, Esquire CERTIFIED MAIL
25 Oakland Rd
South Windsor, Ct 06074
Re: "Lakewood" - Application;-0299t -
Dear Mr. Grace:
At the February 10, 1986 meeting, the South Windsor Inland WetlandAgency/
Conservation Commission approved with conditions Application #299, Lakewood
Sewer crossing of Podunk, Amended Site Plan.
The following conditions must be adhered to for this permit to be valid.
1. Construction plan does not violate DEP regulations regarding
divertiht&. a river out of its stream bed.
2. Construction activities shall be subject to the approval o
the Town Engineer.
3. The application shall indemnify and hold harmless the Town of
South Windsor against any liability which might result fro
the proposed operation or use.
4. The permit is valid for one year and shall expire February 10, 1987.
Very truly.yours,
ohn ff. Moran„ Jr.,,, Chai
Inland Wetland Ag ncy/ rvatiorr
_ Commission _
Town of South Windsor
CC: A. B. Davies, Deputy Town Engineer
RSR Construction, Inc..
Marilyn Burger, Town Clerk
Richard J. Sartor, Town Manager
Councilman Lincoln Streeter, Council Liaison /
Robert Gilligan, Chairman, Planning and Zoning Comm./
Thomas D,"Auria,r Building Official.
P'e�" DeMallie, Lector- oil"Planning
ti b°Hal i maa w Economic IIeQelopment Comm., "
4�..�;y I_^ -.., ',� ,r.^o-✓.'wP$'' T' R3^�.l'�i -F ,,.,'A_� ',° rm,4 µ A�1 1, �- ., A
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1540 SULLIVAN AVENUE - SOUTH WINDSOR. CONN. 6074
'►'oso�,coe' AREA CODE 203/644-2511
March 14, 1986
. y
r
William E. Grace, Esq.
25 Oakland Road
South Windsor, Ct. 06074
Dear Bill:
Re: App. #1091 - Lakewood - DA-15 zone
R. S. K. Contractors
Please be advised that the Planning & Zoning Commission v ted
on March llth to approve the first section of Phase I of akewood,
consisting of 15 building envelopes numbered 1 through ani including
15, as shown on a plan prepared by Page Engineering, Inc. Proj .
86-001. The two family units will be located in units 8 9, and
2 - 3.
The Commission also voted to require a bond in the amount of
$375,000 to ensure completion of all improvements in Phase I, of
which approximately $57,000 has been allocated for the completion of
landscaping and plantings. The Commission further voted to reduce
the bond to $175,000 in view of work which has been completed. A
Letter of Credit, subject to the approval of the Town Attorney,, may
be submitted in lieu of a surety bond.
A copy of the Association by-laws and regulations must be submitted
to this Commission prior to issuance of a Certificate of Occupancy.
Please submit a drainage assessment fee in the amount of 750 for the
first 15 units prior to filing the mylars.
The applicant must return to this Commission for approval of the
remaining units in Phase I. A
Yours very truly,
PLANNIN & ZONING COMMI SION
r
vg By:
obert F. Gilligan, ChAirman
CC: R. Martel, Town Engineer
P. DeMallie, Planning Director
R. S. K. Contractors
Page Engineering, Inc.
E. Belleville, Assessor
�t wM t
04
s �
1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. 06 74
1��8oR•co�'`� AREA CODE 203/644-2511
TO BE PUBLISHED IN THE JOURNAL INQUIRER SATURDAY, MARCH 15, 1986
LEGAL NOTICE
TOWN OF SOUTH WINDSOR
PLANNING AND ZONING COMMISSION
At the March 11, 1986 meeting, the Planning & Zoning Commission
voted to take the following action:
1. Approve, with modifications, the application of McDonal 's
Corporation, for a site plan of development for property located
on the west side of Route 5, south of Mascola Road, GC zone.
2. Approve a landscaping plan for Gerber Scientific, Inc. for
property located on the south side of Sullivan Avenue, opposite
Kennedy Road, as shown on plans prepared by Fuss & O'Neill,
dated 1/27/86, revised 2/25/86, I zone.
3. Approved, with modifications, Section 1 of Phase I of "Lakewood" ,
consisting of 15 building envelopes numbered 1 through 15, located
on the east side of Ellington Road, south of Mill Pond, as shown
on a plan prepared by Page Engineering, Inc. , Prof . No. 86-001,
for R. S. K. Contractors, Inc. , in a -DA-15 zone.
Dated at South Windsor, Connecticut this 12th day of March, 1986.
PLANNING & ZONING COMMISSION
Robert F. Gilligan, Chairman
David H. Sorenson, Secretary
' ICHARD M. RITTENBAND
! ATTORNEY AT LAW
1704 ZLIJNOTON ROAD
.,SSN SOUTH WINDSOR,CONNSCTICUT 06074
50 4yti March 21, 1986
`a0L
4-
Duncan J. Forsyth, Esquire
Danaher, O'Connell, Attmore,
Tedford & Flaherty, P.C.
60 Washington Street
Hartford, Connecticut 06106
Re: Sewer Easement - Mill on the River
Dear Duncan:
I have met with the Deputy Town Engineer and enclose herewith
a copy of the Declaration of Easement furnished to me with some changes
made thereon.
After the word (Grantee) in the third line, you should insert
"its successors and assigns," and after the word underground in line
five, you should insert the word "sanitary".
The map described in paragraph 2 must be placed on file before
the easement is executed.
You will note in the nineth line of the running descript on that
the letter after the word map ��
should be S instead of N . would
suggest that the Declaration of Easement be corrected and the m p filed
and then the easement executed again.
In addition, the property to the south and east of the M 11 property
should be identified on the map as "N/F RSK CONTRACTORS, INC." r whoever
owns it.
Finally, before the Town accepts the sewer easement, we ill require,
as we customarily do, a subordination agreement from, in this c se, the
three mortgagees, FORUM DESIGN, INC. , ALBERT MASSARI and VIRGIN A MASSARI,
subordinating their mortgages to the sewer easement.
If you have any questions on any of this, please advise.
Thank you.
Very truly yours,
Richard M. Rittenband
RMR:mwd South Windsor Town Attorney
enclosure
BCC: A. Bowen Davies '
pow N t,`
r
TO W/Z ajo��
1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 6074
f��SOR•CO,� AREA CODE 203/644-2511
April 28 , 1986
Mr. Norman Gordon , Vice President
Society for Savings
31 Pratt Street
P . 0. Box 2200
Hartford , Ct . 06145-2200
Dear Sir :
Re: Letter of Credit No . 009-0000-280
RSK Contractors , Inc . "Lakewood"
We are in receipt of your letter of credit in the amount of
$175 , 000, in connection with the above matter . Our Towa Attorney
has advised us that the first item, No. 1 , should be amended to
read as follows :
. . . . . . . . . items contained in certain letters o
approval concerning application No . 1091 , date
August 13 , 1985 , December 11 , 1985 and March 1 1986 ,
copies of which are attached hereto as Exhibit A. "
I am enclosing copies of the three approval letters for your
information. Will you please forward us an amendment to the
Letter of Credit as soon as possible?
Yours very truly,
PLANNI.G & ZONING C MMISSION
g By
Robert F. Gilligan,, Chairman
CC : Mr. Richard S . Kelley, RSK Contractors
pow M aE4<
r
1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
soR co� AREA CODE 203/644-2511
TO BE PUBLISHED IN THE JOURNAL INQUIRER SATURDAY, MAY 31 1986
LEGAL NOTICE
TOWN OF SOUTH WINDSOR
PLANNING AND ZONING COMMISSION
At the May 27, 1986 meeting, the Planning and Zoning Commission voted
to take the following action:
1. Approved, with modifications, the application of The Atlas Oil
Co. for a site plan of development for property located at the
corner of Ellington Road and Route 5, GC zone.
2 . Approved, with modifications, Section 2 of Phase I of ' Lakewood" ,
consisting of 18 building envelopes numbered 16 through 33, located
on the east side of Ellington Road, south of Mill Pond as shown on
a plan prepared by Page Engineering, Inc. , Proj . 86-001., revised
to 5-27-86, DA-15 zone.
3. Approved, with modifications, the application of Andover
Equities for a site plan for Phases VII and VIII of Strawbridge
Condominiums located on the south side of Ellington Road,
consisting of 18 units in Phase VII and 40 units in Phase VIII,
as shown on plans prepared by Gaetano Bazzano, Architect, and
Igor Vechesloff, Consulting Engineer, revised to 5-13- 6 , MF-A zone.
Dated at South Windsor, Connecticut this 28th day of May, 1986 .
PLANNING & ZONING COWIISSION
Robert F. Gilligan, Chairman
David H. Sorenson, Secretary
Item 1 was approved by unanimous vote of the
Commission.
Item 2 was approved by a vote of 5 to 1 with
1 abstention. Voting in favor were Commissioners
Gilligan, Rossi, Klenke, Castro and Conde.
Mr. Hallowell voted no, and Mrs. Montana had
disqualified herself from voting. The motion
was duly carried.
Item 3 was approved by a vote of 5 to 0 with
two abstentions. Voting in favor were
Commissioners Gilligan, Klenke, Hallowell,
Montana and Conde. Mr. Castro and Mrs. Rossi
abstained. The motion was duly carried.
Virginia S. Graney, Clerk
.1 U
y2 �South ?din�
s v 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 05074
AREA CODE 203 644-2511
June 6 , 1986
Mr. Richard S. Kelley
R. S. K. Contractors
1750 Ellington Road
South Windsor, Ct. 06074
Dear Sir:
Re : App. #1091 - Lakewood
Please be advised that the Planning & Zoning Commission voted
on May 27, 1986 , to approve the building envelopes in th
second section of Phase I of Lakewood, as shown on a plan
prepared by Page Engineering, Inc. , revised to 5/27/86 .
Building permits may be released for the buildings on
envelopes numbered 16 through and including 33. Three off the
permits are for two-family buildings located on envelope
numbered 16/17, 22/23 and 30/31.
The drainage assessment fee has been paid, and bonding was
established and submitted to the Town at the time the first
section was approved.
A copy of the Association by-laws and regulations must be submitted
to this Commission prior to issuance of any Certificates of
Occupancy on Phase I.
A mylar of the above plan, with this letter reproduced t ereon,
together with three paper prints, must be submitted to t is
Commission to be signed, and filed in the Town Clerk' s O fice,
prior to issuance of building permits.
Yours very truly,
PLANNING & ZONING COIVIISSION -
V BY
g
Robert F. Gilligan hairm
CC: R. Martell Town Engineer
T. D'Auria, Building Official
M. Banach, Acting Planning Director
E. Belleville, Assessor
W. Grace, Esq.
J. Page, Page Engineering, Inc.
wN sf,`�
T-OWI-2-
1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
sot•co AREA CODE 203/644-2511
July 15 , 1986
Richard Kelley
RSK-Kellco CERTIFIED MAIL
1744 Ellington Rd.
South Windsor, Ct 06074
RE: Permit Extension - Application #341 - Lakewood, Development
of DA-15 Residential Housing Complex located on the west side
of Ellington Road.
Dear Mr. Kelley:
At the July 14 , 1986 meeting, the South Windsor Inland Wetlands
Agency/Conservation Commission approved a one-year extension for
the above mentioned application.
The extension becomes effective July 15 , 1986 with an expiration
date of July 15, 1987 . All original conditions of this permit still
apply.
Very truly yours,
L
Moran, Jr.rncy
airman
j Inland Wetlands A /
Conservation Commin
Town of South Wind
JMM:dlb
CC: A. B. Davies, Deputy Town Engineer
Richard Martel, Town EngineerY
Planning & Zoning Commission
Thomas D'Auria, Building Official
John Shemo, Economic Development Coordinator
Marcia Banach, Director of Planning
IW#Adr I(IE
RSK�11� INC.
Develop rs
Builders 1 44 Ellington Road
• Property South indsor, CT 06074
Managers Tel: 203-6 4-8761 /644-8140
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December 19, 1986 Ohl
Mrs. Louise Evans, Chairperson
1986
Planning - Zoning Commission $��� ��
Town of South Windsor �`on,; ('sQr
1540 Sullivan Avenue COMM'
South Windsor, CT 06074
Dear Mrs. Evans:
I respectfully request a place on the agenda with Planning -
Zoning Commission for phase II of Lakewood - Ellington Road.
We would like to get our utilities in the ground during the
winter months so the road can be paved early spring and be able
to obtain building permits at the beginning of the building seasoll.
Thank you very much for your consideration.
S"nc ely,
Richard S. Kelle
CC Town Engineer, Rick Martel
Town Planner, Marsha Banach
.40
We Build our Reputation
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w(d 1540 SULLIVAN AVENUE SOUTH WINDSOR. CONN. 0 074
�'1osOR-CO AREA CODE 203/644-2511
M E M O R A N D U M
May 5 , 1987
TO: Louise Evans , Chairman , Planning & Zoning Commission
RE: Lakewood , Phases II & III
After review of the plans by Fuss & O' Neill , the following modifications
should be made to the plans :
1 . The plans show the flood plain boundaries .
2 . The plans show the open space areas along the Mill Pond
(as per Phase I)
3 . Sheet 7 be modified to be plan/profile as per the re ulations .
4. Sidewalks should be shown on the north side of the p incipal
street as per the Phase I approval .
5 . The "location map" show abutting property owners , direction
of storm water flow, direction of sanitary sewer flow and be
titled "Kep Map" .
6. Plans for the maintenance bridge over the Podunk Riv r be
submitted . There may be a certain length of time re uired
for approval from FEMA and possibly the Army Corps of Engineers .
7 . The plans indicate the base for the vertical datum.
8 . The appropriate side and rear yards be shown .
9 . A surveyor ' s certification/declaration as to boundar and
topography .
10. Iron pins be placed at all angle points , where appro riate ,
on the southerly boundary .
11 . Appropriate lay-out dimensions be given for all principal and
secondary roadways , i . e , curve and tangent datum.
12 . Dimensionized widths be shown for principal and secor. dary streets .
13 . Separating distances between units be shown .
Louise Evans - 2 - May 5 , 1987
14 . All contour intervals be labeled (not just 10' ) .
15 . Detention ponds be established as per Phase I .
16. Drainage computations be submitted .
17 . Recommended bond amount of $360 , 000 .
18 . Sanitary sewer depths in excess of 15 ' have the ext a
heavy duty PVC .
19 . A typical cross-section be shown for principal and lecondary
streets .
20 . The streets names be labeled on all of the plans .
21 . The sanitary sewer R .O .W. along the west side (incl ding the
west side of the Podunk River) be supplied with the required
gravel base .
Richard P. Martel
Town Engineer
RPM/jsv
CC: Marcia A. Banach , Director of Planning
Fred Shaw, Supt . of Pollution Control
40
CA
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4 �v 1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. D6074
��osoR•co� AREA CODE 203/644.25LI
TO BE PUBLISHED IN THE JOURNAL INQUIRER THURSDAY, May 7, 1987
THURSDAY, May 14 1987
LEGAL NOTICE
TOWN OF SOUTH WINDSOR
PLANNING AND ZONING COMMISSION
Notice is hereby given that there will be a public hearing of the Planning
and Zoning Commission on Tuesday, May 19, 1987, at 8:00 PM in the Council
Chambers of the South Windsor Town Hall, 1540 Sullivan Avenue, to consider
the following:
1. Application of Roncali, Inc. , for a zone change from RR
to A-30 for property located west/south of Avery Street,
north of Evan's Crossing, east of Kent Lane and sout1n of
of Avery Street School.
2. Application of Robert D. Milkie of Admiral Self-Stor, for
an amended site plan of development on the north side of
Sullivan Avenue, GC Zone.
Copies of these applications and maps more clearly defining the
properties are on file in the office of the Town Clerk of the Town
of South Windsor.
At this hearing, interested persons may appear and be heard, and
written recommendations will be received.
PLANNING & ZONING COMMISSION
Louise C. Evans, Chairman
David H. Sorenson, Secretary
APPLICANT BANK AMOUNT EXP . DATE-FOLLOW UP -
J .F . I . Assoc . CBT $25 , 000 3/31/88 12/31/87
Delasco CNB $59000 4/ 10/87 7/9/87 **
Mountainview I CBT $409000 9/2/87 2/87
10
II CBT $130 , 000 2/7/88 /
III CBT $2959000 6/ 12/87 2/12/87 **
IV CBT $209000 /
IV CB $3809000 10/27/87 7/27/87
Stonefield SWB&T $509000 • 7/30/87 6/1/87 **
P1 .Hill Condo . I CNB $70 , 000 6/ 1/87 4/ 1/87
it 213 , 4 CNB $60 , 000 12/31/87 8/1 /87
Countryview , Ill Colonial $609000 5/ 18/88 1 / 18/88
it IV Colonial $1309000 2/27/88 10/27/88
Case Hill (Main . ) SWB&T $10 , 000 6/24/87
Chapel Hill Condo CNB $309000 6/ 1/87 / 1/87 **
P . V . Homes , 6 , 7 , 8 CBT $909000 3/2 /8S 1t/25/88
Windshire , 1 , 2 , 4 , 5 SWB&T $7590 00 1/2 /88 9/24/87
it6 SWB&T $1009000 6/27/88 4/27/88
it 6 SWB&T $59000 6/27/88 4/27/88
PV Homes II , 1 CNB $ 130 ,000 5/23/87 1/23/87 *
it 2 CNB $2409000 12/6/87 8/6/87
Plum Ridge Society $250 , 000 6/25/87 4/25/87
11 it Society $20 , 000- 6/25/87 4/25/87 **
Plum Ridge 3 Society $325 , 000 3/31/88 1/ 1/89
Forest Village CBT $45 , 000 7/ 10/88 3/ 10/88
Lakewood Society $ 1759000 4/ 16/88 12/ 16/87
S . Cohen SWB&T $5 , 000 8/ 1/87 6/ 1/87
Rainbow Hills SWB&T $ 15 , 000 10/ 18/87 6/ 18/87
11 it SWB&T $ 121 , 000 2/27/88 10/27/87
Wapping Shop . SWB&T $5 , 000 4/22/88 12/22/87
" " SWB&T $5 , 000 4/22/88 12/22/87
Morgan Farms SWB&T $20 , 000 5/28/88 2/28/88
it it SWB&T $1659000 8/6/87 6/6/87
it " SWB&T $25 , 000 C/D Traffic Light
Strawbridge Suffield $35 , 000 C/D Traffic Light
Samsel Peerless $5 , 000 Sidewalks
Col .Cornere SWB&T $5 , 000 10/9/87 8/9/87
Woodpond SWB&T $7 , 000 11/6/87 1 yr . maintenance
Abbe Rd . Est . SWB&T $70 ,000 11/19/87 9/ 19/87
Beechwood Farms II CNB $390 , 000 03/ /
1201/87
Abbe Rd . Est . SWB&T $10 , 000 11/19/87 CY/ 19/87
Govenors Square CNB 909000 2/24/88 12/24/87
Cambridge Estates CNB $515 , 000 3/ 10/88 1/ 10/88
Woodmar II Tolland $80 , 000 4/22/88 2/ l /88
With Expiration Dates
Chopstix Chinese Foods - Western Surety Co . , $3 , 000 IWA EXP . 12/8/87
TEMPORARY & CONDITIONAL PERMITS
Electro-Methods , 2 yrs . 6 30 88
Grigorian , S .W . Arena ,Motocross , 5/ 12/89 UPCOMING MEETINGS
6/2 PH -SW Bus . Ctr .
and Charbonneau
** Follow Up is in progress, 6/9 PH - Southridge Est
letter has been sent
R!iK�KELLMIAjq.."
• Develop rs j
Builders `; 1 44 Ellington Road
Property South indsor, CT 06074
Managers .; { Tel: 203-6 4-8761 / 644-8140
`..
.� C�:nrrti$situl
May 28, 1987
Mrs. Louise Evans, Chairperson
Planning Zoning Commission
Town of South Windsor
1540 Sullivan Avenue
South Windsor, CT 06074
Dear Mrs. Evans:
I respectfully request a reduction in the posted letter of credit
covering the bond for Lakewood Phase I.
All on-site work has been completed in Phase I. All units are built
and landscaped except for one unit which is 80% complete. Final coat on
main road Lakewood Drive will be completed after Phase II and III.
Thank you very much for your consideration.
Sin c ely,
Richard S. Kelley
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EXHIBIT B
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w` 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 074
SOR-CO AREA CODE 203/644-2511
May 29 , 1987
Mr . Richard S . Kelley
R . S .K . Contractors CERTIFIED MAIL
1750 Ellington Road
South Windsor , CT 06074
RE : App . # 1091 - Lakewood
Dear Mr . Kelley:
Please be advised that the Planning and Zoning Commission voted on
May 19 , 1987 , to approve Phase II of Lakewood , as shown on plans
prepared by Fuss and O' Neill , dated February , 1987 , Sheets 1 10 of
10 , and plans prepared by Alan Viets Assoc. , dated 3-16-87 . Phase II
consists of 23 single family and 12 two-family units .
This approval is subject to the following:
1 . All approval conditions contained in the original a proval
letter dated August 13, 1985 , and the revision to approval
condition #2 dated December 11 , 1985 must be adherei to .
2 . No building perm1ts or certificates of occupancy wi 1 be
issued for Phase III until all site improvements in Phase II
have been substantially completed and inspected by his
Commission , the Town Engineer and Building Official for the
purpose of certifying that all construction in Phas Il is
in accordance with the approved site plan in all re pects ,
including the construction of the utilities , roads nd
amenities as required therein ; and until a landscap no plan
and plans/profiles for said subsequent phases have e e n
approved by this Commission.
3 . Sheet 7 should be modified to be plan/profile.
4 . Sidewalks on the north side of the principal street to be
labeled as such .
5 . Iron pins to be placed at all angle points and corners on
the southerly boundary .
Mr . Richard S . Kelley
May 22 , 1987
Page 2
6. Submit a bond of 5360 , 000 to cover all improvement in Phase
II .
7 . The Road Section typical on page 8 to be modified o show 6"
aggregate base and 6" gravel base on the principal street .
8 . A drainage assessment fee in the amount of $1 , 750 shall be
submitted for Phase II .
9 . Unit setbacks shall be staggered as much as possible to
avoid a "subdivision" look .
10 . Trees will be preserved to the maximum extent possible as
was done in Phase I .
11 . No driveways shall infringe on another unit ' s building
envelope . r
A mylar of Sheets 1 and 2 , with this letter reproduced thereon ,
together with two complete blueprints ( including landscaping plan) ,
must be submitted to this Commission to be signed and must b filed
in the Town Clerk ' s office prior to issuance of building per its .
Very truly yours ,
PLANNING & ZONING COMMISSION
Louise C . Evans
Chairman
jsg
CC : R . Martel , Town Engineer
T . D' Auria , Building Official
M. Banach , Town Planner
E. Belleville , Assessor
J . Shemo , Economic Development Coordinator
IWA/CC
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�v 1540 SULLIVAN AVENUE SOUTH WINDSOR. CONN. 05074
R,Cot AREA CODE 203/644-2511
May 29 , 1987
Mr . Richard S . Kelley
R .S .K . Contractors CERTIFIED MAIL
1750 Ellington Road
South Windsor , CT 06074
RE : App . #1091 - Lakewood
Dear Mr . Kelley:
Please be advised that the Planning and Zoning Commission vo ed on
May 19, 1987 , to approve Phase II of Lakewood , as shown on p ans
prepared by Fuss and O' Neill , dated February , 1987 , Sheets 1 10 of
10, and plans prepared by Alan Viets Assoc . , dated 3-16-87 . Phase II
consists of 23 single family and 12 two-family units .
This approval is subject to the following :
1 . All approval conditions contained in the original a proval
letter dated August 13, 1985 , and the revision to a proval
condition #2 dated December 11 , 1985 must be adhere to .
2 . No building permits or certificates of occupancy will be
issued for Phase III until all site improvements in Phase II
have been substantially completed and inspected by this
Commission , the Town Engineer and Building Official for the
purpose of certifying that all construction in Phas II is
in accordance with the approved site plan in all respects ,
including the construction of the utilities , roads and
amenities as required therein ; and until a landscap ng plan
and plans/profiles for said subsequent phases have been
approved by this Commission .
3 . Sheet 7 should be modified to be plan/profile .
4 . Sidewalks on the north side of the principal street to be
labeled as such.
5 . Iron pins to be placed at all angle points and corners on
the southerly boundary .
Mr . Richard S . Kelley
May 22 , 1987
Page 2
6 . Submit a bond of $360 , 000 to cover all improvements in Phase
II .
7 . The Road Section typical on page 8 to be modified to show 6"
aggregate base and 6" gravel base on the principal street .
8 . A drainage assessment fee in the amount of $1 ,-750 shall be
submitted for Phase II .
9. Unit setbacks shall be staggered as much as possible to
avoid a "subdivision" look.
10. Trees will be preserved to the maximum extent possible as
was done in Phase I .
11 . No driveways shall infringe on another unit ' s building
envelope.
A mylar of Sheets 1 and 2 , with this letter reproduced thereon ,
together with two complete blueprints ( including landscaping plan) ,
must be submitted to this Commission to be signed and must be filed
in the Town Clerk ' s office prior to issuance of building permits .
Very truly yours ,
PLANNING & ZONING COMMISSION
4X11 j
N
ouise C . Evans
Chairman
jsg _
CC : R . Martel , Town Engineer
T. D' Auria, Building Official
M. Banach , Town Planner
E . Belleville , Assessor
J . Shemo , Economic Development Coordinator
IWA/CC
7_0_a� 0-le slaam vzn�
1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. O 5074
�osOe•coc AREA CODE 203/644-2511
June 1 , 1987
Mr. Richard Kelley
RSK-Kellco
1744 Ellington Rd.
South Windsor, Ct 06074
RE: Application #341 - Lakewood
Dear Sir:
This is a reminder that Application #341 for permit and one year ex-
tension will expire on July 15 , 1987 .
A new application will be required if you plan to extend your project
beyond the above expiration date, along with a fee of $25 . 0 . This
should be submitted at least 30 days prior to the expiration date of
the permit. If work has been completed or will be completed by the
expiration date , we would appreciate you contacting the Inland Wetlands
Agency/Conservation Commission' s secretary, Debbie Bellizz at 644-2511
Ext. 253 to advise her of work status .
If you have any questions , please don' t hesitate to contact Debbie or
Mr. Davies , Deputy Town Engineer.
Very truly yours ,
Kov� i�- ev-ov
Kevin Rennie , Chairman
Inland Wetlands Agency/
Conservation Comm' s5ion
Town of South Windsor
CC: Marcia A. Banach, Director of Planning
A. B. Davies, Deputy Town Engineer
Richard Martel, Town Engineer
Louise Evans, Chairman, PZC
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1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
AREA CODE 203/644-2511
August 5, 1987
Mr. Richard S. Kelley
R.S.K. Contractors
1750 Ellington Road
South Windsor, CT 06074
Re: Application #1091 - Lakewood
Dear Mr. Kelley:
The bond to be submitted for Lakewood Phase II in the amount of
$360,000 covers all improvements in Phase II. These improvements
include; streets, parking.lots, accessways, sidewalks, landscaping,
utilities and storm drainage facilities per our regulations.
Very truly yours,
PLANNING AND ZONING COMMISSION
By: Louise C. Evans, Chairman
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f��SOR-co�'� AREA CODE 203/644-2511
August 10, 1987
RSK-Kellco Inc . CERTIFIED MAIL
1744 Ellington Road
South Windsor , Ct 06074
Attn : Mr . Richard Kelley
Dear Mr . Kelley:
Re: Application #498 - Lakewood Phase II
At the July 20, 1987 meeting , the South Windsor Inland Wetla ds
Agency/Conservation Commission approved with conditions application
#498 , Phase II of the Lakewood DA-15 Subdivision located on Eillington
Road , as shown on plans prepared by Fuss & O' Neill , dated 2/ 7 ,
consisting of 10 pages . The following conditions must be ad ered to
for this permit to be valid :
1 . The plans must be modified to show details as to how the water
drainage conditions on the 4 locations where homes will De built
where it currently shows intermittent streams will be ha died.
2 . The plans must be modified to show how they plan to pipe and
handle the swale .
3 . The plans must be modified to show stockpile locations .
4 . Three (3) blueprint copies of the approved map with all
modifications must be submitted to the Inland Wetlands
Agency/Conservation Commission prior to commencement of iny site
work.
5. Construction activities shall be subject to the approval of the
Town Engineer .
6. The application shall indemnify and hold harmless the Town of
South Windsor against any liability which might result from the
proposed operation or use .
To: Richard Kelley
Re: Lakewood Phase II
Date : August 10, 1987
Page 2
7 . The permit is valid for one year and shall expire on July 13 ,
1988.
8. All the items listed in your letter dated 7/14/87 to the
Commission will be made part of the application and the approval .
Very truly yours ,
44�&
Ai
Eliz;oofth Warren , Vice-Chairman
Inla Wetlands Agency/
Conservation Commission
Town of South Windsor
CC: A .B . Davies , Deputy Town Engineer
Richard Martel , Town Engineer
Marcia Banach , Director of Planning
Michael Gantick , Director of Public Works
Thomas D' Auria , Building Official
Louise Evans , Chairman , PZC
1540 SULLIVAN AVENUE - SOUTH WINDSOR, CONN. 06 74
OR•CON� AREA CODE 203/644-2511
September 25 . 1987
RSK-Kellco Inc.
1744 Ellington Rd .
South Windsor , CT 06074
Attn : Richard S . Kelley
RE: Bond Reduction
Lakewood - hase I
Dear Sir :
Please be advised that the Planning & Zoning Commission vote on
Sept. 22, 1987 to reduce the bond for Phase I of Lakewood fr m
$175 , 000 to $75 , 000. We are holding a letter of credit from Society
for Savings . Please forward amendment reducing the amount b
$100, 000 to $75 , 000.
Your prompt attention to this matter will be greatly appreciated .
Very truly yours ,
PLANNING & ZONING COMMISSION
Louise C . Evans
Chairman
• rt
1540 SULLIVAN AVENUE - SOUTH WINDSOR. CONN. 06074
R•coc AREA CODE 203/644-2511
September 29, 1987
RSK-KELLCO
1740 Ellington Road
South Windsor, CT 06074
RE: LAKEWOOD BUS SHELTER
Gentlemen:
Based on the 15th item in the 8/13/85 letter of approval from
the Planning & Zoning Commission as filed, and a conversation
with the South Windsor Board of Education Business Offic , the
bus shelter will be required. Your prompt attention to it' s
installation shall be noted.
Very truly yours,
A. Bowen Davies
Deputy Town Engineer
ABD/jsv
CC: Michael J. Gantick, Director of Public Works
Marcia A. Banach, Director of Planning
Planning & Zoning File
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's v 1540 SULLIVAN AVENUE - SOUTH WINDSOR. CONN. 05074
�f��SOR•co�'�� AREA CODE 203/644-2511
March 30, 1988
M E M O R A N D U M
TO: Marcia A. Banach, Director of Planning
FROM: Michael J. Gantick, Director fo Public Works
RE: LAKEWOOD DRAINAGE PROBLEM
Lots 50 - 54
Please be advised that I received a grading plan preparel by Fuss
& O'Neill late 3/29/88. On 3/30/88 I field reviewed two test
pits of 3 to 4 feet in depth to the rear and between to s 50 and
51. After the top 12-18 inches of wet muddy material was removed,
a r ddish brown fine sandy loam material was encountered. There
was no evidence of an active groundwater condition in this
material to the depth of the test pits. Mr. Kelly proposes to
r move this top 12-18 inches of muddy material and replace it
with loam and grade the areas around the lots in question
pursuant to the plan prepared by Fuss & O'Neill.
In the two week period since you and I had field rev ewed the
sites, the front and parts of the side yards have dried p to the
point where one can walk with minimum sinking problems. The rear
areas remain somewhat wet and muddy as described above. However,
based on the improved site conditions over the past two eeks and
the absence of an active groundwater table within several feet of
the existing grade, it would seem prudent to allow Mr. Kelly to
proceed with his engineer's plan for regrading around the
buildings to mitigate surface water ponding.
It should be noted that the results of Mr. Kelly's egrading
should be observed both during the next few months and lso this
fall and next spring to see if the conditions noted two eeks ago
pr sents itself again.
Ther remains a wet condition on Lot #49 which should be
monitored during construction on that lot. Also, the drainage
problem behind Lots 46 - 48 which runs down onto Lakewood Drive
will have to be addressed by Mr. Kelly prior to Certif Cates of
Occupancy for those lots .
• Should you have any questions r grrding the above matt rs, please
contact m .
O
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1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
,'�'OSOR•COti
AREA CODE 203/644-2511
April 26, 1988
Mr. Richard Sartor, Town Manager
Town of South Windsor
1540 Sullivan Avenue
South Windsor, Ct 06074
RE: Lakewood Subdivision
Dear Mr. Sartor:
At the April 11, 1988 Inland Wetlands Agency/ onservation
Commission meeting, C. Fred Shaw, Superintendent of Pollution
Control reviewed with the Agency the points enumerated in your
letter of April 4, 1988.
He ignored, however, as does your letter, the basis for the
Agency's disapproval. Prior to subdivision consideration, the
IWA/CC and the developer thoroughly weighed three sewer access
proposals and their impact upon the sensitive Podun River and
adjacent wetlands areas. The plan agreed to, in luding the
required easements from neighboring property owners, was the
result of numerous further sessions leading to approval of the
Lakewood Project. We were assured, as were the affected
abutters, that the entire plan would minimally impact the
w tlands and them while maximally safeguarding the Podunk. All
Agencies concurred and the project went ahead.
Now, years latter as the last phase nears completion, we and
the abutters are told that a different access is sought. Neither
the Agency nor the abutter to be affected were convinced by the
Applicant that this eleventh hour reversal was wise, nor that it
was necessary albeit perhaps more desirable to the devel per.
None of the Agency members wished to reconsider the
application which had been voted down on its merits . We stand
ready, as always, to review a new application by the developer or
the Town which substantively addresses the voiced concerns of
both the Agency and the abutter.
Sincerely,
06,j L
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John M. Moran, Jr. airman
Inland Wetlands Agency/
Conservation Commission
JMMJr. /pmm
cc:Michael J. Gantick, Director of Public Works
C. Fred Shaw, Supt of Pollution Control
Marcia A. Banach, Director of Planning
-Raymond F. Hallowell, Chairman, PZC •
Michael Lanza, Jr. , Chairman, WPCA
Richard S. Kelley, RSK/Kellco
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FUSSUYINEILL
constAting engineers
July 8, 1988
Mr. Bo Davies
Deputy Town Engineer
Town of South Windsor
1540 Sullivan Avenue
South Windsor, CT 06074
Re: Engineers Progress Report
Lakewood, Phase II
Dear Bo:
After an inspection of the site today I am writing to report to
you conditions in the Phase II development relating to erosion
and sediment control. The Erosion and Sediment Control Plan, as
you will remember, is sheet 6 of 11 from the Phase II submission
dated February 1987, revised August 3, 1987 by our of Eice.
The area to the west of Goose Nest indicated as "temp rary stock
pile and buffer berm" covers the house locations 47-4 and house
49. This stock pile as it exists has some temporary rowth on
it, though it is not completely covered by growth. T ere are
also no hay bales or silt fence surrounding the stock pile. The
areas called out as stock pile areas in the islands oE Loon
Place and Goose Nest are no longer utilized as such. They have
been completely landscaped and received a final seeds g. The
temporary stock pile and buffer berm indicated on a d plex house
at the beginning of Loon Place also no longer exists, as a house
hs been built on that sits. Silt fence has been inslepair
alled
along the entire northern slope behind the houses on oon Place
and is generally in good condition. This line of sil fence
also encompasses both of the drainage outfall areas bhind Loon
Place completely circling the impact basins in both cses. A _
walking inspection by the contractor is suggested to the
few places along the silt fence where stakes have beei broken or
the fence has become unattached. Silt fence has also been
installed along the bank to the southeast of King Fis er Circle
including silt fence entirely encircling the impact basin and
across the outlet of the impact basin. The riprap ba gin -for the
drainage pickup to the south of King Fisher Circle is in place,
although hay bales and silt fence do not exist surrounding it.
A small stock pile area also exists to the rear of ani between
146 HARTFORD ROAD / MANCHESTER, CONN. 06040 / TEL. (203) 646-2469, AX. EXT. 307
SOLID WASTE MANAGEMENT•WASTE WATER SYSTEMS•EROSION CONTROL•WATER SYSTEMS•HYDROLOGY and DRAINAGE SYS EMS•SITE PLANNING
HIGHWAYS and BRIDGES•SURVEYING•LANDSCAPE ARCHITECTURE•TRANSPORTATION and TRAFFIC PUBLIC WORKS MANAGEMENT HYQRQUIDLOGY
e-. _ - - - _ ; _. ,- .. . -- .�-s.L�b e._ � `•-- -•L=vJ 'f_ _'�i¢!t^k_� -.`�3[!s F` `M,6' ,'-#v _ -- ...-i.-"'._i"
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- -- - ---- - ---— --Mr. Bo Davies
July 8, 1988
Page 2
buildings 42 and 43. This stock pile has some temporary
seeding, although there are no hay bales or a silt fence
surrounding it. All catch basins are protected by hay bales
and/or filter fabric with the exception of the first catch basin
on the north side of Loon Place and the southern mosl catch
basin on King Fisher Circle.
In general, the erosion control measures for Lakewooe Phase II
appear to be sound and functioning properly. The only
significant shortfall observed was the lack of protection
surrounding stock piles on site. Minor areas of con ern include
the two unprotected catch basins and minor repairs rIdequately
quired
along the perimeter silt fence. No significant evidnce of
erosion was observed and any sediments appear to be
contained within the site.
I hope this addresses your concerns in this matter. If you have
any questions or require any further information, please do not
hesitate to contact me.
Yours truly,
Christopher 0. Stone, PE
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4 wca 1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. 06074
l�osoR-CO AREA CODE 203/644-2511
August '2 , 1988
Mr . Richard S. Kelley
RSK-Kellco
1744 Ellington Road
South Windsor, CT 06074
Dear Mr . Kelley:
Please be advised that the Pla;.:ing and Zoning Commission voted
on July 26, 1988 , to reduce the subdivision bond for Lakewood
Phase II as follows:
current amount new amount
$360,000 $ 40,000
Will you please forward us an amendment reducing the Letters of
Credit we are currently holding.
Very truly yours,
PLANNING AND ZONING COMMISSION
Raymond F. Hallowell, Jr .
Chairman
ml
cc: Michael Gantick, Director of Public Works
Marcia Banach, Director of Planning
s
TOWN OF SOUTH WINDSOR
PLANNING AND ZONING COMMISSION �
Application No. the Comm`ssion will officially 6*'014 ` ions
Received Date: /O��? at its lRegl,lar meeting o �� ( jissiull
Action or P by: rwnth, provided it has suh�a to the Cession
q` Chairman, Secretary or agWTT)_y-4� P.M. on the
Receipt No. prcc.ding day.
APPLICANT : RSK-Kellco, Inc.
ADDRESS: 1744 Ellington Road, South Windsor, Ct. 06074
OWNER OF RECORD ON LAND RECORDS: Same
ADDRESS :
COMPLETE LOCATION OF PROPERTY: Lakewood of South Windsor
985 Ellington Road, South Windsor, Ct. , Phase III
ZONE DA 15
NAME , ADDRESS & TELEPHONE NUMBER OF PERSON TO WHOM INQUIRIES SHOULD BE
DIRECTED: Richard S. Kelley
1744 Ellington Road, South Windsor, Ct. TELEPHONE 644-8761
THIS APPLICATION IS FOR: (CHECK ONE OF THE FOLLOWING)
1. Zone Change' to (public hearing required)
2 . Filing for Subdivision
3. Filing for Open Space Subdivision (public hearind required)
4 . Filing for Resubdivision (public hearing required)
5 . Special Exception to Article (public hearing required)
6. Site Plan of Development
7 . Removal of Sand, Gravel , Clay or Quarry Stone & Gre (public
hearing required)
X 8 . Other (explain in detail) - Building Permits, Phase III.
THIS APPLICATION MUST BE SIGNED BY THE APPLICANT AND OWNER OF THE PROPERTY
AND SUBMITTED WITH 6 SETS OF PLANS (7 sets if public hearing i required)
BEFORE IT IS RECEIVED BY THE PLANNING & ZONING COMMISSION.
�ae
itc'62�_ LAI-,- .Pd z'M&'
Applicant OWNER
PLANNING AND ZONING COMMISSION
TOWN OF SOUTH WINDSOR
Fee Schedule and Policy
1. An application processing fee of $25 per lot ($50 minimum) is required
for: Subdivisions, resubdivisions, and open space subdivisions.
2. An application processing fee of $50 is required for: Change of Zone,
Zoning Amendment, Special Exception, and Earth Removal or Land Filling
Operations.
3. An application processing fee of $25 is required for Site Development
Plans, except: where new buildings/additions/renovations of 2,000 s. f.
or more are proposed, said fee shall be $50; said fee shall be $500
for Site Development Plans in the Designed Commercial Zone; $50 plus
$5 per dwelling unit for Adult Housing ($500 minimum) .
4. An application processing fee of $10 per acre ($300 minimum) is required
for a Change of Zone/General Plan of Development in the Designed
Commercial Zone.
5. An application processing fee of $100 is required for a Change of Zone/
General Plan of Development in the Multi-Family or DA-15 Residential zones; or
for a Special Exception/General Plan of Development for Adult Housing.
6. An application processing fee of $50 plus $5 per dwelling unit is
required for a Special Exception/Site Plan of Development in the Multi-
Family or DA-15 Residential zones ($500.00 minimum).
7. Application processing fees are non-refundable after the application
has been officially received by the Commission. Application processing
fees may be returned prior to the application's official reception
provided a letter of withdrawal, signed by the applicant, has been
submitted to the Commission prior to the meeting at which said applica-
tion is scheduled to be officially received.
8. Applications unaccompanied by the required application processing fee
are incomplete, and as such may be returned to the applicant and
removed from the Commission's agenda.
9. Complete applications and required fees shall be submitted at least
fourteen (14) calendar days prior to the Regular or Special Meeting
at which it will be received.
10. Fees for a previously denied application shall not apply to any
subsequent application. However, when a subdivision, resubdivision,
or open space subdivision application has been denied within the
preceding 12 months or approved for fewer lots than requested, and a
new application for the subject tract is submitted by the same appli-
cant, then the fee for the new application shall be a minimum of $50
plus $25 for each lot above and beyond the number of lots contained in
the earlier application.
11. A fee of $5 per sign is required for signs to be posted by the
applicant on the subject property.
12. Other Fees: Subdivision Regulations - $3.00; Zoning Regulations - $4.00;
Zoning Map $1.00; fees for other documents is as determined by the
Commission.
13. All checks shall be made payable to "Town of South Windsor."
Adopted: 4/10/84
Revised: 12/4/84
pow N a f4�
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1540 SULLIVAN AVENUE ° SOUTH WINDSOR. CONN. 6074
oR•co AREA CODE 203/644-2511
16 March 1989
Mr. Richard Kelley
RSK-Kellco, Inc.
1744 Ellington Road
South Windsor, CT 06074
re: Lakewood Phase III Building Permits
Dear .ir:
We are pleased to advise that the Planning and Zoning Commission
voted on March 14, 1989 to apprz,ve the issuance of bu lding
permits for Lakewood Phase III in accordance with Fus & O'Neill
Drawings #2 ( 2-27-89 bearing live signature dated 3-1 -89 ) ; #3 &
10 ( 2-27-89 no rev. ) ; title sheet and #4, 51 8, and 9 (Feb. 1989
no rev. ) ; #6 and 7 ( last rev. 2-26-89 ) ; and Alan Viets Landscape
Details dated 9-15-88 no rev. ) and subject to the following
modifications:
1 . An additional border fence needs to be erected below
Contour 68 .
2 . Careful attention to tree preservation is requi ed, with
foundations to be staked and trees to be preserved
flagged, plotted on 40 scale plan, and inspected by the
Zoning Enforcement Officer prior to any tree cutting.
3 . Progress as-builts for utilities and improvements already
installed in Phase III are required prior to release of any
building permits .
4 . The following items from Phase II must he compl ted prior
to May 31, 1989 . If the Engineering Department finds that
these items are not complete, further building permits and
certificates of occupancy for building permits already
issued will be withheld as of the date of the Engineering
Department' s determination of non-completion.
a. Relocation of utility boxes to install remaining
sidewalk.
b. Iron pins need to be set along southerly property line.
Mr. Richard Kelley -2- 16 March 1989
C. There are a number of areas where the binder course is
breaking up. These will require cutting out and checking
of subbase/subgrade conditions to determine repair methods
prior to final paving.
d. Outlet pipe structures are lacking support and are
subject to settlement/separation.
e. The storm outlet basin (energy dissipation) which
handles flow from both Phase I and II (behind Units #32 and
33 ) is deteriorating and has not been maintained.
f . Monuments along Town open space must beset.
5 . The standard approval conditions for Phases I and II plus
standard road cross-sections are part of this approval .
6 . Plans are subject to approval of the Town Engineer.
Please feel free to contact us if you have any questions
regarding the above.
Very truly yours,
PLANNING AND ZONING COMMISSION
i
,.2r4, yytcykv( �`1��
Raymond F. Hallowell, Jr.
Chairman
cc: J. Iazzetta, Town Engineer
F. Shaw, Supt. of Pollution Control
J. Collins, Chief Building Official
E. Belleville, Assessor
W. Lanning, Fire Marshal
M. Banach, Planning Director
Registrar of Voters
land Wetlands Agency/Conservation Commission
PZC File
Engineer
Applicant
%4 sE�
C �
_ 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 0 074
4�N SOR•CO /��� AREA CODE 203 644-2511
�
TO BE PUBLISHED IN THE JOURNAL INQUIRER SATURDAYf MPR. 18f 1989
LEGAL NOTICE
TOWN OF SOUTH WINDSOR
PLANNING AND ZONING COMMISSION
At its Mar. 14, 1989 meeting, the Planning and Zoning Comkission
voted to take the following action:
1 . Approve, with modifications, Appl. #89-18P, Guy Burns,
Capitol Steel Site Plan, 121 Connecticut Avenue I Zone.
2 . Approve, with modifications, RSK-Kellco,
Inc. for building permits for Lakewood Phase _ II, east side
of Ellingt�Qn Road��Qom-
3 . Approve, with modifications, Appl. #89-11P, Cul ro Shepard
Partnership for an Amendment to the Subdivision
Regulations, Section 2.5.e, regarding dead end streets.
Effective date to be determined.
Dated at South Windsor, Connecticut this 15th day of February, 1989 .
PLANNING AND ZONING COMMISSION
Raymond F. Hallowell, Jr. , Chairman
Marshall Montana, Secretary
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ca r 01 C�.
1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
!~�SOR•co� AREA CODE 203/644-2511
July 13, 1988
RSK-Kel l co
1744 Ellington Road
South Windsor, CT 06074
Re: Application #498 akewood Phase II
Dear Sir:
At the July 11, 1988 meeting, the South Windsor Inland Wetlands
Agency/Conservation Commission approved a one year extension of
Application #498 with all original conditions.
The application becomes effective July 20, 1988 and expireg July
20, 1989.
Very truly yours,
ohn M. Moran, Jr. , Chairman ---
Inland Wetlands Agency/
Conservation Commission
imir. /pmm
cc:A.B.Davies, Deputy Town Engineer
Marcia A. Banach, Director of Planning
Michael Gantick, Director of Public Works
John R. Collins, Chief Building Official
Raymond Hallowell, Chairman, PZC